HomeMy WebLinkAboutResolution 57-R-26 Adoption of Housing4All4/13/2026
57-R-26
A RESOLUTION
Adopting the City of Evanston’s Strategic Housing Plan,
Housing4All
WHEREAS, Evanston has many housing-related challenges. Evanston’s racial
and economic diversity is at risk, and although diverse overall, Evanston’s neighborhoods
are economically and racially segregated. Housing costs are rising rapidly, outpacing
income growth. Renters are significantly cost-burdened, paying more than 30 percent of
their incomes on housing, and purchasing a home is increasingly difficult, particularly for
younger people; and
WHEREAS, the City of Evanston has adopted strategic plans to address critical
topic areas, such as Evanston Thrives, the Climate Action and Resilience Plan,
Preserve2040, the Parks and Green Space Strategic Plan, and the E-PLAN; and
WHEREAS, the City of Evanston has yet to adopt a strategic plan to align
resources to address housing affordability; and
WHEREAS, Housing4All is the City of Evanston’s first housing strategy, providing
clear direction to address housing challenges and opportunities through 2036; and
WHEREAS, the City of Evanston solicited input from the public and from the
Housing and Community Development Committee, and commissioned the September
2025 Housing Gap Analysis, informing the preparation of the Housing4All Draft Plan,
which was released on September 12, 2025; and
WHEREAS, the City of Evanston solicited input from the public and from the
Housing and Community Development Committee, informing the preparation of the
Housing4All Plan Update, which was released on January 13, 2026; and
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57-R-26
WHEREAS, the Housing and Community Development Committee reviewed the
Housing4All Plan Update and unanimously recommended adoption with amendments;
and
WHEREAS, based on the amendments of the Housing and Community
Development Committee, the City of Evanston prepared the Housing4All Plan, which was
released on March 26, 2026; and
WHEREAS, with rising rents, supply gaps, and widening economic disparities,
housing affordability is putting increased pressure on the Evanston community. The City
recognizes the consequences of inaction — displacement, deepened inequities, and the
loss of community diversity; and
WHEREAS, the City Council finds that the recommended Housing4All Plan
effectively serves and promotes the public interest, and that the Evanston community’s
public health, safety, and welfare are served by its adoption by the City of Evanston.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF EVANSTON, COOK COUNTY, ILLINOIS:
SECTION 1: The foregoing recitals are hereby found as fact and incorporated
herein by reference.
SECTION 2: Housing4All, dated March 26, 2026, attached hereto as Exhibit A
with minor modifications as described by Councilmembers at the May 11, 2026 meeting
of the Evanston City Council and incorporated by reference, is hereby adopted.
SECTION 3: Said Housing4All shall be placed on file, and the City Clerk is hereby
authorized and directed to make Housing4All available for posting on the City of
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57-R-26
Evanston’s website, for inspection and copying in accordance with the standing
procedures of the Clerk’s office.
SECTION 4: That this Resolution 57-R-26 shall be in full force and effect from and
after its passage, approval, and publication in the manner provided by law.
_______________________________
Daniel Biss, Mayor
Attest:
_______________________________
Stephanie Mendoza, City Clerk
Adopted: __________________, 2026
Approved as to form:
_______________________________
Alexandra B. Ruggie, Corporation Counsel
May 11
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Housing4All
Strategic Housing Plan
City of Evanston
May 29, 2026
TABLE OF CONTENTS
EXECUTIVE SUMMARY 1
INTRODUCTION 3
HOUSING AFFORDABILITY 8
EVANSTON RESIDENTS 13
CHALLENGES 24
GOALS AND OBJECTIVES 43
STRATEGIES AND INITIATIVES 46
IMPLEMENTATION 74
REFERENCES 80
Housing4All Strategic Housing Plan, City of Evanston Page 1
EXECUTIVE SUMMARY
The purpose of Housing4All, the strategic housing plan, is to establish Evanston’s first
comprehensive and actionable housing strategy — one that provides clear direction for how the
City will address housing challenges and opportunities through 2036.
Challenges
Evanston faces significant housing-related challenges. Its economic and racial diversity have
changed over time, reflected in significant shifts in both overall demographics and the income
levels of homeowners and renters. Middle and lower-income homeownership has declined
significantly, while the share of high-income homeownership held has increased sharply.
Importantly, the Black population has decreased significantly over the past two decades which
has included a sharp decline in Black homeownership.
Evanston’s desirability, given its proximity to Chicago, Northwestern University, and Lake
Michigan, will continue to drive demand for high-cost housing, requiring little intervention to
attract higher-income households. Nevertheless, Evanston remains unique among North Shore
communities for its economic, cultural, and racial diversity.
That diversity, a cornerstone of Evanston’s culture and values, must be proactively protected if it
is to be sustained. For middle and lower-income residents, housing costs are rising much faster
than incomes, leaving long-term homeowners and renters cost-burdened and contributing to the
displacement of long-term residents- both homeowners and renters alike. Homeownership is
increasingly out of reach, particularly for young families.
Vision
The City of Evanston will protect and expand a diverse mix of homes for middle and lower-
income residents that allow all residents to live and thrive. Housing will be accessible for people
of all abilities, attainable across income levels and life stages, and connected to jobs, schools,
amenities, and services. We will ensure a housing environment free from discrimination, and
promote healthy, safe living spaces in every neighborhood. By increasing the share of middle
and lower-income housing options and advancing economic integration across neighborhoods,
and supporting stable conditions free from displacement and overcrowding, Evanston will
remain a community where people can put down roots and stay.
Focus
The City will use three objectives to address these challenges:
1. Protect residents from displacement
2. Preserve affordable housing units
3. Create new housing units
Housing4All Strategic Housing Plan, City of Evanston Page 2
Protecting residents from displacement will support household and community stability as
Evanston continues to grow and evolve. Preserving affordable housing units will expand
long-term affordability and economic diversity in Evanston. Creating new housing units will
increase affordable housing and housing options overall in Evanston.
The above will require expanded funding, collaboration, and data-driven decision-making.
Our Goals
The City of Evanston is committed to achieving the following goals by 2036:
● Increase economic diversity by expanding housing that is affordable to middle and
lower-income residents
● Increase racial diversity by expanding access to desirable, attainable housing options
throughout Evanston for residents of all backgrounds
● Advance integration across Evanston by using proactive planning to address and
overcome historic patterns of geographic and economic separation
● Increase family households by expanding the availability of housing options that families
find desirable
● Reduce the number of cost-burdened households by 5 - 10%
● Preserve 500 - 1,000 existing affordable housing units
● Create 2,500 - 4,000 new housing units
Housing4All Strategic Housing Plan, City of Evanston Page 3
INTRODUCTION
In December 2023, City Council approved several goals, including the development and
implementation of a strategic housing plan. Current City Council’s draft goals include completing
a strategic housing plan and implementing the adopted policies and actions.
Housing4All is Evanston’s first comprehensive and actionable strategic housing plan that will
provide clear direction to address housing challenges and opportunities over the next 10 years.
Like other cornerstone City of Evanston strategic plans — CARP for climate action, EPLAN for
public health, Evanston Thrives for economic development and Preserve 2040 for historic
preservation — Housing4All will be the guiding framework for housing. It will cement priorities,
define measurable goals, and provide a roadmap that aligns with the City’s values of equity,
sustainability, and community well-being.
This Plan has several core purposes:
● Assess Evanston’s housing needs and gaps, based on local and regional data and
community members' input and lived experiences.
● Identify strategies and initiatives that are effective and reflect the community’s priorities,
with sensitivity to those with housing challenges.
● Establish an implementation system with specific targets, actions, responsibilities, and
timelines.
● Monitor and report progress to ensure accountability and commitment to the Plan’s
objectives and goals.
Equally important is what Housing4All is not. Approval of the Plan will not solve all housing
challenges, nor provide immediate housing. Housing4All is a practical tool to align efforts across
City departments, strengthen local and regional partnerships, position Evanston to compete for
state, federal, and philanthropic funding, and ensure that our limited resources are used
strategically to maximize impact.
Approval of Housing4All does not itself approve any zoning text amendment, zoning map
amendment, overlay district, or increase in by-right development intensity. Any such land use
changes shall require separate review, public process, and legislative approval by the City
Council in accordance with applicable law.
By setting a bold vision, identifying the path(s) forward, and consistently piloting and
implementing the Plan’s initiatives, we will work towards a tomorrow where every
Evanstonian, regardless of income, race, age, disability, or country of origin, has safe,
stable, and affordable housing.
Housing4All Strategic Housing Plan, City of Evanston Page 4
Vision
The City of Evanston will protect and expand a diverse mix of homes for middle and lower-
income residents that allow all residents to live and thrive. Housing will be accessible for people
of all abilities, attainable across income levels and life stages, and connected to jobs, schools,
amenities, and services. We will ensure a housing environment free from discrimination, and
promote healthy, safe living spaces in every neighborhood. By increasing the share of middle
and lower-income housing options and advancing economic integration across neighborhoods,
and supporting stable conditions free from displacement and overcrowding, Evanston will
remain a community where people can put down roots and stay.
Different people have different housing needs and preferences, thus a range of housing options
are needed to provide housing for all. Historically and currently, various groups face greater
challenges-- this must be addressed to improve the quality of life for those who have been most
impacted.
People affected include, but are not limited to: immigrants, justice-involved individuals (people
who have interacted with the criminal justice system), the LGBTQIA+ community, long-time
residents, multi-generational households, older adults, people experiencing gender-based
violence, people experiencing unstable housing, people living with a disability, people of color,
people who work in Evanston and want to live here, people with children, people with lower
incomes, single parent families, students, and young people.
Community Input
Community members and City Council have long prioritized attainable, affordable housing
options. Recent community input through Envision Evanston 2045 Comprehensive Plan, the
Environmental Equity Investigation, and Reparations outreach have continued to highlight the
need for increasing housing affordability and combating displacement.
Housing4All Community Engagement
In June - July 2024, over 110 community members provided input through a digital feedback
form, at the Housing and Community Development Committee meetings on June 18, 2024, and
September 17, 2024, and at an in-person “Housing Conversation”. Key takeaways from this
input that have been incorporated into the Plan include an expansive vision, acknowledging the
Did you know?
Displacement is the forced or involuntary relocation of residents, including departure from a home or
neighborhood where a tenant would otherwise have wanted to remain if not for socioeconomic
pressures making that infeasible or undesirable (Dorazio, 2022). This could be due to a large rent
increase, eviction or nonrenewal, foreclosure, a negligent housing provider, or uninhabitable living
conditions.
Equity recognizes that people start from different positions due to systems like racism, classism, and
sexism. The goal of housing equity is to achieve comparable outcomes, not just ensure equal
treatment or access to the same resources.
Housing4All Strategic Housing Plan, City of Evanston Page 5
wide range of housing challenges, a greater focus on affordability and housing cost burden, and
a sense of urgency.
Following the release of the Plan and the Housing Gap Analysis on September 12, 2025,
community input was solicited through October 12, 2025. The City received 678 survey
responses. Input was solicited via an online and paper survey in Spanish and English. The
survey solicited feedback on objectives and strategies and collected demographic data about
respondents. The City held pop-ups at community centers and libraries, presented at ward
meetings, posted paper flyers, and shared info in newsletters and on social media.
Survey responses are not representative of the Evanston community, including a smaller
percentage of renters and lower-income residents– those with a higher likelihood of having
housing challenges. Even with an overrepresentation of higher-income households and
homeowners, there is strong support for the objectives and strategies in the Plan. All objectives
are supported by a majority of respondents, and many strategies were supported by more than
two-thirds of respondents.
Figure 1. Community Support for Plan Objectives
Source: (City of Evanston, 2025)
The City also received 940+ open-ended responses as part of the survey, including concerns
about property tax increases; support for, and concerns about, increased density; concerns
about affordability and support for rental assistance; support for housing-related climate action;
and support for transit-oriented residential development.
Housing4All Strategic Housing Plan, City of Evanston Page 6
Strategic Plan Synergy
Housing4All expands upon and supports the implementation of other City of Evanston strategic
plans as follows:
Envision Evanston 2045: Comprehensive Plan emphasizes housing affordability and creates a
framework for increasing housing choice and supply, maintaining existing housing stock,
preventing displacement, and preserving Evanston’s racial and economic diversity. Plan
recommendations include implementing a comprehensive housing strategy, increasing housing
supply and affordable housing choices at all income levels, promoting healthy buildings and
neighborhoods, building and leveraging local partnerships to expand housing availability and
affordability, seeking out and expanding revenue sources for housing initiatives, and updating
the zoning code to help implement these strategies.
The Environmental Equity Investigation (EEI) explores environmental injustices in Evanston
today and explores both rising housing costs and housing conditions from an environmental
equity lens. The EEI recommends expanding housing retrofit programs and outreach, creating a
housing rental license program, promoting inclusionary housing and increased housing
diversity, expanding incentives for new affordable housing, and using Community Benefit
Agreements for new developments to achieve community goals.
Evanston Thrives recognizes the importance housing plays in supporting local business
districts. The plan links Downtown revitalization to the construction of new housing and
highlights the need for zoning code updates to facilitate new residential and mixed-use
development. It also encourages redevelopment of properties in neighborhood districts, as more
residential density will provide greater support for local businesses.
The 2022 EPLAN identifies housing as a major driver of health inequities in Evanston. The plan
is concerned about the loss of naturally occurring affordable housing and lead exposure, which
both disproportionately impact low-income households. The plan calls out the persistent racial
segregation that continues, leading to Black and Hispanic/Latino households experiencing
greater poverty, risk of displacement, and barriers to stable housing. The EPLAN calls for more
affordable, accessible housing for older adults, people with disabilities, and other vulnerable
populations.
Preserve 2040 supports adaptive reuse policies to diversify housing options, tools to maintain
affordability, and the rehabilitation of aging housing stock. The plan serves as a roadmap to
make preservation more accessible, equitable and effective – serving as the City’s guide to
champion a preservation movement that saves and celebrates the places that embody
Evanston’s unique character and identity while mutually addressing the challenges of today
including housing attainability, sustainability, and economic development pressures.
Evanston’s Climate Action and Resilience Plan (CARP) promotes energy-efficient buildings,
expanding access to renewable energy, and integrating green infrastructure to improve
resilience. The plan emphasizes equity-focused strategies that prioritize upgrades and
protections for low-income and vulnerable residents while leveraging tools like PACE financing,
zoning reform, utility incentives, and energy efficiency programs.
Housing4All Strategic Housing Plan, City of Evanston Page 7
Figure 2. City of Evanston Plan Synergy Key
Shorthand Plan Focus Approved
EE45 Envision Evanston 2045: Comprehensive Plan Land Use 2026
EEI Environmental Equity Investigation Environmental Justice 2026
Thrives Evanston Thrives: Retail District Action Plan Economic Development 2023
E-PLAN Evanston Project for the Local Assessment of
Needs Public Health 2022
Preserve Preserve 2040: Preservation Commission
Long-Range Plan Historic Preservation 2022
CARP Climate Action and Resilience Plan Sustainability 2018
To identify plan synergies and opportunities for collaboration, each Housing4All initiative will call
out the City of Evanston strategic plans that are in alignment.
Constraints and Opportunities
As of March 2026, the City of Evanston faces various constraints in its efforts to close the
affordability gap, including limited land for housing development, limited funding to support new
and expanded initiatives, and increased economic and political uncertainty. However, each of
these constraints also provides opportunities.
Limited Land? Not so limiting!
Evanston is a largely built-out community with limited vacant land available for new housing.
This can limit opportunities to expand the housing supply, especially affordable units, and can
drive up development costs. However, ample opportunities exist, including adaptive reuse of
existing buildings, redevelopment of underutilized properties, transit-oriented development
(TOD), mixed-use development on east-west corridors, additional “missing middle” housing,
development on smaller parcels, and increasing accessory dwelling units.
Limited Funding? We’ll find more!
As federal housing funds continue to decrease, the cost of preserving and creating affordable
housing continues to increase. While federal funds have been the backbone of the City’s
housing work, these funds can also be very restrictive. There are abundant opportunities to
pursue philanthropic, institutional, and corporate resources, raise revenue locally, and leverage
public-private partnerships and low-interest financing.
Uncertainty? This is our north star!
As key federal departments are operating with a skeleton staff, and interest rates and tariffs
fluctuate, there is little certainty regarding housing resources or markets. These uncertainties,
however, present opportunities. By strengthening community engagement and advancing
policies that better adapt to changing conditions, Evanston can become more resilient and
better position itself to meet current and future housing needs.
Housing4All Strategic Housing Plan, City of Evanston Page 8
HOUSING AFFORDABILITY
Housing affordability often uses a significant amount of jargon. Housing4All attempts to cut
through the jargon through plain language definitions, relatable context, and call out boxes, like
the ones below.
For example, household incomes and housing costs are often based on the Area Median
Income (AMI). In 2025, the Area Median Income in Evanston, Cook County, and the Chicago-
Naperville-Joliet, IL Metropolitan Area was $84,000 for a one-person household and $95,900 for
a four-person household (Illinois Housing Development Authority, 2025). What’s an Area
Median Income? Learn more in the call-out box below.
Government agencies and community organizations use different terminologies when
discussing households earning various incomes. For Housing4All, household income levels are
defined below:
Housing Affordability
Housing is affordable when a household pays no more than 30% of its gross income on housing
costs. Housing costs include rent, mortgage payments, utilities, property taxes, insurance, and
homeowner association fees. Home repair costs, while sizable, are not typically included.
A household is a family, a person living alone, or a group of unrelated roommates living together.
When housing costs exceed 30% of household income, the household is housing cost burdened.
Households that spend more than 50% of their income are severely housing cost burdened.
Similarly, when energy costs are 6% or more of household income, the household has a high energy
burden. Households that spend 10% or more on energy costs have a severe energy burden.
Area Median Income (AMI)
Each year, the U.S. Department of Housing and Urban Development (HUD) calculates each county’s
Area Median Income, based on income data from the American Community Survey (ACS).
The output is not just one dollar amount, but a series of incomes based on the number of household
members. HUD also calculates other incomes relative to the Area Median Income: 30 percent of the
area median income (30% AMI), 80% of the area median income (80% AMI).
These income levels set eligibility for HUD-supported programs and serve as a common way to
discuss households earning various incomes.
Housing4All Strategic Housing Plan, City of Evanston Page 9
Figure 3. Household Income Levels, 2025
Plan Terminology AMI Range
Maximum Income
1-person 4-person
Extremely Low Under 30% $25,200 $35,950
Very Low 30% - 50% $42,000 $59,950
Low 50% - 80% $67,150 $95,900
Middle 80% - 120% $100,800 $143,880
Upper-Middle 120% - 150% $126,000 $179,850
Higher 150% + $126,000 + $179,850 +
Source: Illinois Housing Development Authority, Schedule of Maximum Annual Income Limits, 2025.
To put the above household income levels into context, below are maximum incomes for federal
and state programs, as well as estimated annual earnings for some common jobs in Evanston:
Figure 4. Federal and State Program Maximum Incomes, 2025
Program
Maximum Income, Household Size
1-person 2-person 3-person 4-person
SNAP* (food stamps) $20,345 $27,495 $34,645 $41,795
Medicaid* (health insurance) $21,597 $29,187 $36,777 $44,367
ISRN (rent assistance) $25,200 $28,800 $32,400 $35,950
WIC* (supplemental nutrition) $28,953 $39,128 $49,303 $59,478
LIHEAP* (utility assistance) $31,300 $42,300 $53,300 $64,300
Housing Choice Voucher (rent
assistance) $42,000 $48,000 $ 54,000 $59,950
*Based on percent of federal poverty level
Source: USDA, SNAP Income Eligibility Limits, 2025; USDA, WIC Income Requirements, 2025; Illinois Department of
Healthcare and Family Services, Medical Programs, 2025; Illinois Department of Commerce and Economic
Opportunity, Utility Bill Assistance, 2025; Illinois Housing Development Authority, Statewide Referral Network, n.d.;
U.S. Department of Housing and Urban Development, FY 2025 Income Limits Documentation System, 2025.
Housing4All Strategic Housing Plan, City of Evanston Page 10
Figure 5. Estimated Annual Salaries / Payments
Salary or Benefit Annual Salary
SSA Disability Benefit (Mean) $19,616
SSA Retiree Benefit (Mean) $24,852
Cook County Minimum Wage (Full-time) $30,000
Nursing Assistant (Mean) $42,382
Food Service/Prep Worker (Mean) $43,732
NU Grad Student Stipend $46,356
ETHS Teacher (1st year) $68,933
COE Firefighter (1st Year) $75,823
Registered Nurse (Mean) $89.648
NU Assistant Professor (Mean) $134,200
Note: ETHS (Evanston Township High School), NU (Northwestern University), SSA (Social Security Administration),
COE (City of Evanston)
Source: Social Security Administration, Disabled Worker Statistics, Average Retirement Benefit, 2026; Cook County,
Minimum Wage Ordinance and Regulations, 2025; Indeed, Nursing Assistant Salaries, 2026; Indeed, Food Service /
Prep Salaries, 2026. Northwestern University, Graduate School Funding, 2026; Evanston Township High School,
Teachers’ Council Contract, 2022; City of Evanston, IAFF Salary Schedule, 2024; Indeed, Certified Nurse Salaries,
2026; American Association of University Professors, Full-Time Faculty Salary, 2025.
Did you know?
The Housing Authority of Cook County (HACC) is the second largest public housing authority in
Illinois. HACC was established in 1946 to serve 108 communities, as well as unincorporated areas in
suburban Cook County. HACC administers rent assistance programs for over 13,000 families, seniors,
and people with disabilities, and owns over 2,100 units of low-income housing (Housing Authority of
Cook County, n.d.).
Housing Choice Vouchers (HCV), also known as Section 8 Vouchers, is a federal rental assistance
program that helps very low-income households, older adults, and people with disabilities afford
market-rate homes. The tenant pays 30% of their income and the public housing agency pays the
difference, with maximum assistance based on local housing costs. The voucher is connected to an
individual and can be used for apartments, townhouses, single-family homes, etc.
Project-Based Vouchers (PBV) are available for new construction, rehab, or existing multi-unit
buildings, and provide rental assistance for families, seniors, and those who need supportive housing
programs. PBVs are attached to a specific residential units or developments.
Illinois Housing Development Authority (IHDA), created in 1967, is a self-supporting agency to
finance affordable housing in Illinois. IHDA does not use taxpayer dollars to sustain its operations,
though it administers publicly funded programs. IHDA has provided over $27 billion in state, federal,
and leveraged financing to make possible the purchase, development, or rehab of over 327,000
homes for low- and middle-income households (Illinois Housing Development Authority, n.d.).
Low-Income Housing Tax Credits (LIHTC) is a federal program for creating affordable rental
housing, which awards tax credits to developers of projects that set aside units for low -income
households. IHDA administers the LIHTC program in Illinois.
Housing4All Strategic Housing Plan, City of Evanston Page 11
The Housing Continuum
The housing continuum illustrates the spectrum of housing options designed to meet the needs
of all residents—from those experiencing homelessness to households able to purchase
market-rate homes. It can be used to identify where gaps in the supply exist and identify how to
fill them. There are many versions of the housing continuum, and one example is below:
Source: Atkey et al., The Municipal Role in Housing, 2022.
It is important to note that the housing continuum enables mobility. People move along the
continuum as their life circumstances evolve—from transitional housing to a rental apartment,
from a rental apartment to purchasing a home, or from a homeowner to a rental apartment.
When a gap exists at one point along the continuum, it places pressure on the entire
housing system. It is a valuable planning tool that helps identify where Evanston’s housing
stock is strong and where targeted investment is most needed. In Housing4All, the housing
continuum includes:
Figure 6. Evanston Housing Continuum
Continuum Stage Income
(AMI) Description
Homelessness <50% Lack of fixed, regular, and adequate nighttime residence, including
sleeping outdoors, in a car, couch surfing, or “doubling up”.
Emergency Shelter <30%
Immediate, short-term safe space for those experiencing
homelessness. The goal is stabilization, connection to supportive
services, and moving into transitional or permanent housing.
Transitional
Housing <30%
Temporary, medium-term housing (typically 6-24 months) with
supportive services. The goal is stability, independence, and self-
sufficiency. Often in a group home or a unit in a multifamily
building.
Permanent
Supportive Housing <30%
1+ year lease; often serves tenants with chronic conditions. The
goal is for tenants to choose future housing. Often 1-3 story, less
than 15-unit building or a unit in a multifamily building.
Housing4All Strategic Housing Plan, City of Evanston Page 12
Continuum Stage Income
(AMI) Description
Affordable Rental -
Income Restricted <80%
Below market, affordable rents. Through inclusionary housing,
rental assistance, or public housing. Often 3-6 stories, 50-75 units,
5-12 stories, 90-120 units or a unit in a multifamily building.
Affordable Rental -
Naturally Occurring 50-120% Affordable rents without subsidy or income restrictions. Often older
buildings, 1-4 stories, 2-40 units or 5-8 stories, 40-80 units.
Affordable
Homeownership -
Income Restricted
80-120%
Below market, affordable housing. Through inclusionary housing,
down payment assistance, or a development subsidy. Often single
unit, townhomes, rowhomes, condos, or co-ops.
Affordable
Homeownership -
Naturally Occurring
80-150%
Affordable monthly costs due to unit size, cost of construction,
community land trust, or shared ownership. Often single unit,
townhomes, rowhomes, condos, or co-ops.
Market-Rate Rental 120%+
Competitive prices determined by supply and demand. Can ease
demand pressures for affordable units. Often newer buildings, 3-5
stories, 20-230 units, or 6+ stories, 100-500 units.
Market-Rate
Homeownership 120%+
Competitive prices determined by supply and demand. Can ease
demand for affordable units. Often single unit, townhomes,
rowhomes, condos, or co-ops.
Housing4All Strategic Housing Plan, City of Evanston Page 13
EVANSTON RESIDENTS
Housing4All seeks to implement a diverse group of strategies, but to create an effective plan,
we must assess the needs in the Evanston community. By focusing on the unmet needs, we
can see what incomes, ages, and household types are most impacted by housing affordability in
Evanston.
Income
The City of Evanston is made up of households with varying levels of annual income. Higher
incomes provide greater access to housing options, the “profiles” below summarize elements of
each income level. Note: An * indicates that not all households in the income level are eligible.
Figure 7a. Households by Income Level, 2025
Household Income Number Percent
$ AMI
Under $36,000 Under 30% 5,844 19%
$36,000-$60,000 30-50% 4,208 13%
$60,000-$96,000 50-80% 5,000 16%
$96,000-$120,000 80-100% 2,922 9%
$120,000+ Over 100% 13,392 43%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025
5,844
4,208 5,000
2,922
13,392
Under $36,000 $36,000-$60,000 $60,000-$96,000 $96,000-$120,000 $120,000+
Ho
u
s
e
h
o
l
d
s
Household Income
Figure 7b. Households by Income Level, 2025
Housing4All Strategic Housing Plan, City of Evanston Page 14
Figure 8. Evanston Income “Profiles”
Extremely Low, ≤ 30% AMI 1-Person 4-Person
Income Range $0 - $25,000 $0 - $36,000
Eligible Public Programs WIC, LIHEAP, SNAP*, Medicaid* WIC, LIHEAP, SNAP, Medicaid
Employment Examples Minimum wage job (full-time, part-time)
Affordable, Rentals 0-5% 0-6%
Very Low, 30-50% AMI 1-Person 4-Person
Income Range $25,000-$42,000 $36,000-$60,000
Eligible Public Programs WIC*, LIHEAP* WIC*, LIHEAP, SNAP*, Medicaid*
Employment Examples Minimum wage, CNA, food
service
CNA, food service, NU PhD
student
Affordable, Rentals 5-9% 6-20%
Low, 50-80% AMI 1-Person 4-Person
Income Range $42,000-$67,000 $60,000-$96,000
Eligible Public Programs N/A LIHEAP*
Employment Examples ETHS teacher, food service ETHS teacher, COE firefighter,
registered nurse
Affordable, Rentals 9-39% 20-63%
Middle, 80-120% AMI 1-Person 4-Person
Income Range $67,000-$100,800 $96,000-$143,880
Employment Examples Registered nurse, COE firefighter NU professor
Affordable, Rentals 39-80% 20-90%
Upper-Middle, 120-150%
AMI 1-Person 4-Person
Income Range $100,800-$126,000 $143,880-$179,850
Employment Examples NU professor
Affordable, Rentals 80-99+% 90-99+%
Housing4All Strategic Housing Plan, City of Evanston Page 15
Note: ETHS (Evanston Township High School), NU (Northwestern University), CNA (Certified Nursing Assistant),
SSA (Social Security Administration), COE (City of Evanston).
Source: See Figure 1; Figure 2; Figure 3; U.S. Census Bureau and U.S. Department of Commerce, American
Community Survey, ACS 5-Year Estimates Detailed Tables, Table B25063, n.d.
Families and Children
The American Community Survey, produced by the U.S. Census Bureau, defines family
household as “a householder and one or more people living in the same household who are
related to the householder by birth, marriage, or adoption.” (U.S. Census Bureau, n.d.). This is
important to consider when reading the data below.
Approximately 18% (14,056) of Evanstonians are under 18, lower than all comparable
communities other than Rogers Park (60626).
18%
30%
27%25%23%
0%
10%
20%
30%
40%
Evanston Wilmette West Ridge
(60645)
Lincolnwood Oak Park
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Figure 9a. Age Community Comparison: Under 18, 2023
Higher, 150%+ AMI 1-Person 4-Person
Income Range $126,000+ $179,850+
Affordable, Rentals 99+% 99+%
Affordable, For-Sale+ 48+% 65+%
Housing4All Strategic Housing Plan, City of Evanston Page 16
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Data Profiles, Table DP05, n.d.
Slightly more than half (53%) of Evanston households are family households. Of those, 46% are
2-person, 44% are 3- or 4-person, and 9% are 5+ person households.
Source: U.S. Census Bureau, U.S. Department of Commerce, Household Type by Household Size. American
Community Survey, ACS 5-Year Estimates Detailed Tables, Table B11016, n.d.
23%21%20%
14%
0%
10%
20%
30%
40%
Skokie Cook County Chicago Rogers Park (60626)
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Figure 9b. Age Community Comparison: Under 18, 2023
46%
24%
20%
7%
3%
0%
10%
20%
30%
40%
50%
2-Person 3-Person 4-Person 5-Person 6+ Person
Fa
m
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y
H
o
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o
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d
s
Figure 10. Family Household Size, 2023
Housing4All Strategic Housing Plan, City of Evanston Page 17
About one-quarter of households overall (24%) have children under 18. Of those, 69% are
married parents, 20% by female householders, and 10% by male householders. Note: this
includes households with two parents who are not married.
Figure 11. Households with Children, 2023
Number Percent
Total Households 31,387
Households With Children Under 18 7,567 24% (of total)
Married Couple 5,240 69%
Female Householder 1,495 20%
Male Householder 789 10%
Nonfamily 43 1%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25115., n.d.
Seventeen percent of children in Evanston attend preschool or kindergarten, 28% attend 1st -
4th grade, 28% attend 5th - 8th grade, and 27% attend high school.
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Subject Tables, Table S1401, n.d.
14%
23%24%23%
0%
10%
20%
30%
Preschool and
Kindergarten
1st to 4th Grade 5th to 8th Grade 9th to 12th Grade
Po
p
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i
o
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U
n
d
e
r
1
8
Grade
Figure 12. School Enrollment, 2023
Housing4All Strategic Housing Plan, City of Evanston Page 18
Students
College students living in Evanston attend various institutions of higher learning for varying
lengths of time, may work full- or part-time, have diverse household structures, may be
financially dependent or independent, and have varying housing needs.
Given that a meaningful portion of those students are affiliated with Northwestern University
Evanston Campus, it is important to consider the following:
● Northwestern University requires 1st and 2nd year undergraduate students to live on
campus, in on-campus student housing. Some 3rd and 4th year undergraduate students
and some graduate students live in student housing on campus as well. These students
are included in Census population data, but since they reside in “group quarters,” they
are not considered households and are not included in Census household data.
● Students who live “off campus” are included in both Census population and household
data. Some students are independent, similar to non-student households in Evanston.
Other students are dependent on family members and therefore have a higher ability to
pay than an independent student on a similar income.
Evanston’s “on campus” student population makes up a significantly greater percentage of the
total population (7%) than any other comparable community.
Figure 13. Population in “On Campus” Student Housing (%), 2020
Geography “On Campus”
Student Housing
Evanston 7%
Rogers Park (60626) 3%
Cook County 1%
Chicago 1%
Skokie, Oak Park, Lincolnwood, Wilmette, West Ridge (60645) 0%
Source: U.S. Census Bureau, Decennial Census, DEC Demographic and Housing Characteristics, Table P5, n.d.
The following tables illustrate the diversity of the Northwestern student body and the students’
unique housing situations. Over 4,000 students attend Northwestern’s other campuses and over
3,000 graduate students attend programs at the Evanston Campus remotely.
Figure 14. Student Population, Northwestern University
Estimate Percent
Total Students, All Campuses 23,431
Total Students, Evanston Campus 19,173 82%
Evanston Campus Undergraduate (Full-Time), Graduate (In-Person) 16,100 69%
Source: Northwestern University, Enrollment Statistics, 2024.
Housing4All Strategic Housing Plan, City of Evanston Page 19
Of Northwestern’s 8,900 undergraduate students, about 58% live on campus. Of the remaining
3,760 undergraduate students, at least 200 live outside of Evanston. Therefore, about 3,560
undergraduate students live “off campus” in Evanston, or approximately 4% of Evanston’s
population.
Figure 15. Undergraduate Housing, Northwestern University
Estimate Percent
Evanston Campus Undergraduate Students (Full-Time) 8,900
On-Campus Student Housing Capacity 5,140 58%
Off-Campus Student Households (Total) 3,760 42%
Off-Campus Student Households (Non-Evanston) 200 5%
Off-Campus Student Households (Evanston) 1,100 29%
Off-Campus Student Households (Unknown) 2,460 65%
Note: These numbers are conservative as they do not account for students studying abroad
Source: From email correspondence with Luke Figora, Vice President and Chief Operating Officer of Northwestern
University (L. Figora, Personal Communication, September 11, 2025).
Some Northwestern graduate students live on-campus (10%), close to half live outside of
Evanston (44%), and a similar amount (47%) live in Evanston. Graduate students living outside
of Evanston primarily live in Chicago. About 3,375 graduate students live “off campus” in
Evanston, or approximately 4% of Evanston’s population.
Figure 16. Graduate Housing, Northwestern University
Estimate Percent
Evanston Campus Graduate Students (In-person) 7,200
On-Campus Student Housing Capacity* 645 9%
Off-Campus Student Households (Total) 6,555 91%
Off-Campus Student Households (Non-Evanston) 3,180 49%
Off-Campus Student Households (Evanston + Unknown) 3,375 51%
Off-Campus Student Households (Evanston) 3,240
Off-Campus Student Households (Unknown) 135
*This does not account for spouses, children, and other family members housed in these units
Source: From email correspondence with Luke Figora, Vice President and Chief Operating Officer of Northwestern
University (L. Figora, Personal Communication, September 11, 2025).
Housing4All Strategic Housing Plan, City of Evanston Page 20
The table below outlines common themes of different cohorts and student types at
Northwestern, providing a clearer picture of student housing needs.
Figure 17. Student Cohorts, Northwestern University
Student Cohort Common Elements
1st and 2nd Year
Undergrad
● Often first time living away from home, developing social circles
● Targeted programming to orient and onboard to Northwestern
3rd and 4th Year
Undergrad
● Primary social groups are often formed
● Familiar with campus, more self-sufficient and independent
● Study abroad and internship participation takes them off campus
● Less interested in structured residence hall experience
Masters and
Professional Student
● Programs are generally 1-3 years
● Some work; some go to school full-time
● Some recent grad, some mid-career
● Many have spouses/partners and families, have life beyond NU
● Wide spectrum of financial resources
PhD Student ● Programs often 6-7 years, can go through various life stages
● Many have spouses/partners and families, have life beyond NU
● Housing is a long-term commitment, may purchase if possible
● Many are on fixed stipend
International Student ● Share traits outlined above depending on program type
● Often challenged by initial entry into US housing
Source: From email correspondence with Luke Figora, Vice President and Chief Operating Officer of Northwestern
University (L. Figora, Personal Communication, September 11, 2025).
Seniors
In Housing4All, the term “senior” is defined as an individual who is 65 years or older. Note:
various government programs, such as Social Security and Medicare, have different definitions
for seniors. About 18% of Evanston residents are 65+, similar to Oak Park, less than
Lincolnwood, Wilmette, and Skokie, and greater than other comparable communities. In taking
into account the student population in calculating the percentage of seniors in Evanston, the
population size of students did not greatly affect the ratio of seniors in relation to the overall
population of Evanston.
Housing4All Strategic Housing Plan, City of Evanston Page 21
Source: Esri, Esri Updated Demographics 2025 [Population], 2025.
A little more than half (54%) of Evanston seniors live in family households, 40% in nonfamily
households (live alone or with a non-family member), and 7% in group quarters. Seniors in
assisted living facilities are typically considered households and those in nursing homes or
skilled nursing wings of lifecare communities are living in group quarters.
18%
28%
22%23%
18%
0%
10%
20%
30%
Evanston Lincolnwood Wilmette Skokie Oak Park
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Figure 18a. Population 65+ -Comparable Communities, 2023
17%16%
14%13%
0%
10%
20%
30%
Cook County West Ridge (60645)Chicago Rogers Park (60626)
To
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Figure 18b. Population 65+ -Comparable Communities, 2023
Housing4All Strategic Housing Plan, City of Evanston Page 22
Figure 19. Household Type - 65+, 2023
Estimate Percent
Population 65+ 13,628
Family households 7,302 54%
Nonfamily households 5,417 40%
Group quarters 909 7%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B09020, n.d.
Half of households with a senior are 1-person households, compared to only 31% for non-senior
households. Meanwhile, only 4% of households with a senior are nonfamily households,
compared to 13% for non-senior households.
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B11007, n.d.
Most households in Evanston with a householder 15 to 34 years old are renters. That changes
with householders 35-44, as 58% of those households are homeowners. This trend continues,
with 74% of households with seniors 65-84 are homeowners, but meaningfully decreases for
seniors 85+, with 58% homeowners.
50%
46%
4%
31%
56%
13%
0%
10%
20%
30%
40%
50%
60%
1-person 2+ person (family)2+ person (nonfamily)
To
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H
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Figure 20. Household Size -65+, 2023
65+Under 65
Housing4All Strategic Housing Plan, City of Evanston Page 23
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25007, n.d.
While about 40% of Evanston senior households have at least $1 million in net worth, about one
in five senior households have less than $75,000.
Source: Esri, Esri Updated Demographics 2025 [Net Worth], 2025.
98%
78%
42%
34%32%
26%26%
42%
2%
22%
58%
66%68%
74%74%
58%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
15 -24 25 -34 35 -44 45 -54 55 -64 65 -74 75 -84 85+
Ho
u
s
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h
o
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d
s
Age
Figure 21. Households by Tenure by Age, 2023
Renter Homeowner
11%
7%7%7%
13%13%
40%
0%
10%
20%
30%
40%
50%
Less than
$15,000
$15,000 -
$74,999
$75,000 -
$149,999
$150,000 -
$249,999
$250,000 -
$499,999
$500,000 -
$999,999
$1,000,000+
Ho
u
s
e
h
o
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d
s
Net Worth
Figure 22. Household Net Worth -65+, 2025
Housing4All Strategic Housing Plan, City of Evanston Page 24
CHALLENGES
Housing4All’s objectives and strategies are rooted in Evanston’s current and projected housing
needs. Development Planning Partners (DPP), a Chicago-based consulting firm, completed the
Housing Gap Analysis Final Report on September 9, 2025. The report provides a timely,
relevant analysis that, combined with other quantitative and qualitative data, anchors this Plan’s
recommendations in Evanston’s current and projected housing needs. Key data are included
below; additional data can be found in Appendix C.
Affordability Gap
The City of Evanston Housing Gap Analysis estimates that 11,019 households, over 35%
of all households in Evanston, are cost-burdened in 2025. Of those households,
approximately 64% are renters and 36% are homeowners.
Assuming no major changes to the local housing market or new housing strategies by the City
of Evanston, in 2035, the Housing Gap Analysis projects that the number of cost-burdened
households will decrease to 8,354 households, 26% of households in 2035 (Development
Planning Partners, 2025).
Figure 23. Housing Cost Burden, 2025 - 2035
Total Households Cost-Burdened Households
Estimate Percent
2025 31,366 11,019 35%
2035 31,879 8,354 26%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Data Terms
American Community Survey (ACS): a continuous, national household survey conducted by the
U.S. Census Bureau that provides annual data on various characteristics of the U.S. population.
According to the Census, ethnicity is whether a person is of Hispanic or Latino origin. Someone of
Hispanic or Latino ethnicity can be a member of any one or more races (U.S. Census Bureau, n.d.).
The U.S. Department of Housing and Urban Development (HUD) was established in 1965 to
increase homeownership, support community development, and provide access to affordable housing
free from discrimination. HUD administers federal aid, enforces fair housing laws, and supports
programs, like Housing Choice Vouchers, to assist low-income households.
Each year, HUD receives Comprehensive Housing Affordability Strategy (CHAS) data from the U.S.
Census Bureau, demonstrating the extent of housing problems and housing needs, particularly for
low-income households.
Housing4All Strategic Housing Plan, City of Evanston Page 25
Contributing factors include:
● Displacement: As lower-income households leave Evanston and higher-income
households move to Evanston, the number of cost-burdened households will decline.
However, Evanston will have lost critical members of our community, and the underlying
affordability challenge will persist.
● Aging population: Some older adults may pay off their mortgages, reducing their
monthly housing expenses and no longer be cost-burdened.
● Household consolidation: More people living together, like adult children with parents,
roommates, or multigenerational households, can spread costs across multiple incomes,
but mask other housing challenges, such as overcrowding.
● Income growth and inflation: An increase in income that outpaces increases in rent or
homeownership costs can contribute to greater housing affordability.
Because displacement and limited housing options are likely contributing factors to the 2035
projection, and because the number and percent of cost-burdened households remain large,
strategic action is needed to assist Evanston’s cost-burdened households.
Figure 24. Housing Cost Burden, by Tenure, 2025
Total Renter Owner
11,019 64% 36%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Housing4All Strategic Housing Plan, City of Evanston Page 26
Cost burden is not evenly distributed– lower-income households are much more likely to be cost
burdened. Between 56% and 75% of households earning less than 80% AMI are cost-
burdened, compared to 28% earning 80-100% AMI, and just 4% earning over 100% AMI. To
address this challenge, strategic action needs to be targeted towards households
earning less than 80% AMI, those most likely to be cost-burdened.
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
63%
75%
56%
28%
4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Under 30%30-50%50-80%80-100%100%+
Ho
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h
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d
s
Figure 25. Households Cost Burdened, by Income (AMI), 2025
Housing4All Strategic Housing Plan, City of Evanston Page 27
To assess housing needs at the neighborhood level, Housing4All uses census tracts. Census
tracts, defined by the U.S. Census Bureau, have an average population of 4,000 people and are
relatively permanent. Evanston currently has 19 census tracts. In 2020, census tract 8094
(generally downtown) was divided into 8094.01 and 8094.02. Therefore, when comparing
census tracts before and after 2020, census tracts 8094.01 and 8094.02 have been combined.
Figure 26: City of Evanston Census Tracts, 2025
Source: City of Evanston, 2020 Census Tracts, 2020.
Housing4All Strategic Housing Plan, City of Evanston Page 28
Cost burden is also unevenly distributed across Evanston. Census tracts 8102, 8095, and 8093
(parts of the 5th and 8th Wards and Downtown) contain 30% of Evanston’s cost-burdened
households. While fewer cost-burdened households can be positive, it is more likely an indicator
of limited housing options affordable to households with lower incomes. Therefore, strategic
action is needed in all census tracts to assist Evanston’s cost-burdened households.
Figure 27. Evanston Housing Cost Burden, by Census Tract, 2025
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Housing4All Strategic Housing Plan, City of Evanston Page 29
Economic Diversity
Almost two-thirds of Evanston’s low-, very low-, and extremely low-income households are cost
burdened (64% of households earning under $96,000 per year). These households, comprising
almost half (48%) of Evanston households, face constant financial challenges and may be
unstably housed. Absent targeted housing initiatives, it will remain difficult for low-, very low-,
and extremely low-income households to find housing that meets their needs in Evanston.
Evanston households earning over $120,000 per year comprise over 43% of Evanston
households, of which only 4% are cost burdened. This is not surprising as cost burden is
inversely tied to income –as incomes rise, cost burden decreases. Their housing challenges are
often due to the inability to find the type or tenure of housing in a location they desire and may
seek housing in other communities as a result (Development Planning Partners, 2025).
Racial Diversity and Black Population Decline
Household income in Evanston varies greatly by race and ethnicity. Median annual income for
White households is close to $120,000, compared with $91,000 for Latino households, $90,000
for multi-racial households, $77,000 for Asian households, and $56,000 for Black households. In
addition, 41% of White households have incomes over $150,000 per year, compared with only
14% of Black and 16% of Latino households. Conversely, only 35% of White households earn
less than $75,000 per year, compared with 60% of Black and 47% of Latino households.
Differences in household income have a significant impact on housing affordability. Half of
White households can afford to spend over $3,000 per month on housing, while half of Black,
Asian, and Latino households can afford approximately $1,400, $1,900, and $2,300 per month,
respectively.
Housing challenges due to income are particularly acute for Evanston’s households of color,
especially Black households.
Energy Burden
Energy burden describes the percentage of annual household income that goes toward energy costs.
Spending 6% or more of household income on energy costs is considered high energy burden.
Meanwhile, spending 10% or more on energy costs is considered severe energy burden.
As of 2024, 25% of households in the Chicago metro area had an energy burden over 4%. However,
25% of Black households had an energy burden of 9%, and 25% of low-income households had an
energy burden over 16% (Ayala & Dewey, 2024).
For renters, there is a unique conundrum - housing providers pay for property improvements, but
tenants pay for their energy usage. Called the split incentive, housing providers lack financial
motivation to invest in energy-saving upgrades that would reduce tenant utility bills.
Note: The numbers above are presented as upper quartile rates, indicating that 25% of households in
the group experience a burden higher than the rate provided.
Housing4All Strategic Housing Plan, City of Evanston Page 30
Figure 28. Median Household Income by Race (Alone), 2023
White
Black or
African
American
Hispanic or
Latino Asian
Some Other
Race
Two or More
Races
Median Income $119,602 $56,004 $91,023 $76,985 $74,391 $90,477
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander .
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B19013, n.d.; Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
$2,990
$1,400
$2,276
$1,925 $1,860
$2,262
$0
$500
$1,000
$1,500
$2,000
$2,500
$3,000
$3,500
White Black or
African
American
Hispanic or
Latino
Asian Some Other
Race
Two or More
Races
Mo
n
t
h
l
y
H
o
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s
i
n
g
C
o
s
t
Figure 29. Median Monthly Affordable Housing Cost,
by Race/Ethnicity (Alone), 2023
Housing4All Strategic Housing Plan, City of Evanston Page 31
As can be seen below, racial disparities in household income are even more pronounced. Over
40% of White households in Evanston earn at least $150,000 per year while only 14% of Black
households and 16% of Latino households earn equivalent amounts. This has significant
implications regarding housing access, choice, and stability.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B19001, n.d.; Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
23%
45%
26%
20%
28%
40%
16%
13%11%
41%
14%16%
0%
10%
20%
30%
40%
50%
White Black or African American Hispanic or Latino
Ho
u
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h
o
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d
s
Figure 30a. Household Income by Race / Ethnicity (Alone), 2023
Less than $50,000 $50,000-$100000 $100,000-$150,000 $150,000+
36%
30%32%
23%
37%
42%
17%18%
4%
25%
14%
22%
0%
10%
20%
30%
40%
50%
Asian Some Other Race Two or More Races
Ho
u
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d
s
Figure 30b. Household Income by Race / Ethnicity (Alone), 2023
Less than $50,000 $50,000-$100000 $100,000-$150,000 $150,000+
Housing4All Strategic Housing Plan, City of Evanston Page 32
Based on Census data, the number of Black Evanstonians has declined over the past 10-15
years. Changes in Census methodology, question wording, and coding in 2020 enable the
Census to provide a more complete picture of how people identify their race and ethnicity but
complicates comparing pre-2020 data with 2020 and subsequent years, making it difficult to
pinpoint the magnitude of the decline.
One approach compares each race alone and Hispanic or Latino origin of any race. According
to this method, while the total population increased 2% since 2013, the Black population
decreased by about 16%. Also, there is a substantial increase in Evanstonians who identify as
multiracial; the changes noted above are likely a significant contributing factor.
Figure 31. Population Change, by Race Alone, 2013-2023
Total White
alone
Black or
African
American
alone
Hispanic
or Latino
of any race
Asian
alone
Some
other race
alone
Two or more
races
2013 74,937 50,603 13,521 7,174 7,015 1,524 2,274
2023 76,552 46,598 11,365 9,446 6,904 3,315 8,370
% Change 2% -8% -16% 32% -2% 118% 268%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B02001, n.d.
Note: Summed cells may exceed the total population.
Note: Pacific Islander, American Indian and Alaska Native are included in Some Other Race
Another approach compares each race, including in combination with other races, with the
White, non-Hispanic or Latino population. According to this method, the Black population
decreased by about 8% and there is a substantial increase in Evanstonians who identify as
some other race. Again, the changes noted above are likely a contributing factor.
Figure 32. Population Change, by Race Adapted, 2013-2023
Total
White alone,
Not Hispanic
or Latino
Black or
African
American
Hispanic or
Latino Asian
Some other
race
2013 74,937 45,195 14,660 7,174 7,898 2,217
2023 76,552 44,733 13,458 9,446 8,842 9,316
% Change 2% -1% -8% 32% 12% 320%
Source: U.S. Census Bureau & U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Data Profiles, Table DP05, n.d.
Note: Summed cells may exceed the total population.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
While the magnitude is uncertain, it is evident that the Black population has declined. Coupled
with a significant housing cost burden, this underscores the need for expanded initiatives to help
combat the displacement of Black Evanstonians.
Housing4All Strategic Housing Plan, City of Evanston Page 33
Diverse, Yet Segregated
Evanston is a diverse community, yet that diversity is unevenly distributed, with clear patterns of
segregation by race, household income, net worth, and housing cost burden. These divisions
shape who can access certain neighborhoods, schools, and opportunities, reinforcing inequities
across generations.
As can be seen below, Black Evanstonians comprise less than 10% of most census tracts but
make up 27-53% of the population in census tracts 8092, 8102, 8096, and 8097 (parts of the
2nd, 5th, and 8th Wards). Hispanic or Latino Evanstonians of any race also make up less than
10% of many census tracts but make up 16-36% of the population in census tracts 8103.01,
8092, 8097, and 8101 (parts of the 2nd, 5th, 8th, and 9th Wards).
Overall, people of color make up 20% or less of the population in census tracts 8089, 8090,
8091, and 8088 (mainly the 6th and 7th Wards) and the majority of Evanstonians in census
tracts 8092, 8102, 8103.01, 8096, and 8097 (mainly the 2nd, 5th, 8th, and 9th Wards).
Housing4All Strategic Housing Plan, City of Evanston Page 34
Source: U.S. Census Bureau, RACE. Decennial Census, DEC Redistricting Data (PL 94-171), Table P1, n.d.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Figure 33a. People of Color, 2023 Figure 33b. White Population, 2023
Housing4All Strategic Housing Plan, City of Evanston Page 35
Source: U.S. Census Bureau, RACE. Decennial Census, DEC Redistricting Data (PL 94-171), Table P1, n.d.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islande r
Figure 33c. Black or African American Population, 2023 Figure 33d. Hispanic or Latino (Any Race), 2023
Housing4All Strategic Housing Plan, City of Evanston Page 36
Household income is also unevenly distributed in Evanston. Fewer than 7% of households in
census tracts 8088, 8089, and 8090 (parts of the 1st, 6th, and 7th Wards) are very low- or
extremely low-income (under 50% AMI), while more than 60% of households earn $120,000 or
more. In comparison, more than half of households in census tracts 8092 and 8093 (mainly the
5th Ward) are very low- or extremely low-income (under 50% AMI), with less than 30% of
households earning $120,000 or more.
The contrast of household net worth by census tract is even more stark. Over 30% of
households in census tracts 8088, 8089, 8090, and 8091 (mainly the 6th, and 7th Wards) have
a net worth of at least $2 million, while fewer than 7% of households have a net worth under
$15,000. In comparison, fewer than 10% of households in census tracts 8092, 8093, and
8094.02 (the 5th Ward and part of Downtown) have a net worth of at least $2 million, while 34-
49% of households have a net worth under $15,000.
Housing4All Strategic Housing Plan, City of Evanston Page 37
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Figure 34a. Household Income under $60,000, 2025 Figure 34b. Household Income greater than $120,000, 2025
Housing4All Strategic Housing Plan, City of Evanston Page 38
Source: Esri, Esri Updated Demographics 2025 [Net Worth], 2025.
Figure 35a. Household Net Worth below $50,000, 2025 Figure 35b. Household Net Worth greater than $1,000,000, 2025
Housing4All Strategic Housing Plan, City of Evanston Page 39
To address the above, the City must expand the range of housing options available in all parts
of Evanston—creating pathways for residents of different backgrounds and income levels to live
and find housing that meets their needs throughout the City.
Renter & Owner Cost Burden
Cost burden varies significantly based on tenure, whether a household rents or owns its home.
There is additional cost burden variation between homeowners with and without a mortgage.
Almost half of Evanston’s renter households are cost burdened (49%), significantly higher than
homeowners with a mortgage (29%) and homeowners without a mortgage (18%).
Figure 36. Housing Cost Burden, by Household Tenure, 2023
Renter Households Households with a mortgage Households without a mortgage
# % # % # %
6,301 49% 3,147 29% 1,176 18%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: Housing costs are top-coded at $4,000+ for owners with a mortgage, $1,500+ for owners without a mortgage,
and $3,500+ for renters.
As seen above, cost-burdened renter households are not evenly distributed across the City.
Census tracts 8093, 8095, 8094.01, 8094.02, and 8102 (parts of the 4th, 5th, 8th Wards and
Downtown) contain between 590 and 875 cost-burdened renter households, or 56% of the total
city-wide. This data supports targeted initiatives led by the City to reduce the cost burden of
renters in Evanston.
Housing4All Strategic Housing Plan, City of Evanston Page 40
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: Housing costs are top-coded at $4,000+ for owners with a mortgage, $1,500+ for owners without a mortgage, and $3,500+ for renters
Figure 37a. Renter Cost Burden, 2023 Figure 37b. Homeowner Cost Burden, 2023
Housing4All Strategic Housing Plan, City of Evanston Page 41
Homeownership Barriers
Over 90% of detached homes sold in Evanston from January 2024 through June 2025 cost
more than $350,000. To afford a home over $350,000, a household needs to earn at least
$100,000. This puts almost all detached homes out of reach for more than half of Evanston
households. This is also a conservative estimate, as this calculation does not include utilities or
homeowner association fees.
Figure 38. Home Value, 2023
Home Value
Share of Evanston
Housing
Less than $200,000 11%
$200,000-$300,000 14%
$300,000-$400,000 16%
$400,000-$500,000 12%
$500,000-$750,000 21%
$750,000-$1,000,000 14%
$1,000,000+ 11%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025; U.S. Census Bureau, U.S.
Department of Commerce, American Community Survey, ACS 5-Year Estimates Detailed Tables, Table B25075, n.d.
About 70% of detached homes sold in Evanston during this period cost over $550,000. To
afford a home over $550,000, a household needs to earn at least $150,000. With 67% of current
Evanston households earning below $150,000, this puts more than two-thirds of detached
homes out of reach for more than two-thirds of Evanston households (Development Planning
Partners, 2025).
Figure 39. Detached Home Sales Data, 2024 - 2025
Home Price Estimate Percent
Less than $350,000 38 8%
$350,000-$450,000 50 11%
$450,000-$550,000 55 12%
$550,000-$725,000 75 16%
$725,000-$900,000 70 15%
$900,000-$1,100,000 59 13%
$1,100,000+ 122 26%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: 2025 data is through June 30, 2025.
Housing4All Strategic Housing Plan, City of Evanston Page 42
Attached homes, primarily condos, in Evanston sold for more attainable prices between January
2024 through June 2025. About 41% of attached homes sold for more than $350,000. With over
half of Evanston households earning below $100,000, this puts over 40% of attached homes out
of reach for more than half of Evanston households.
About 12% of attached homes sold in Evanston during this time period for over $550,000. With
67% of current Evanston households earning below $150,000, this puts only 12% of attached
homes out of reach for more than two-thirds of Evanston households.
Figure 40. Attached Home Sales Data, 2024 - 2025
Home Price Estimate Percent
Less than $350,000 416 59%
$350,000-$450,000 131 19%
$450,000-$550,000 75 11%
$550,000-$725,000 49 7%
$725,000-$900,000 29 4%
$900,000-$1,100,000 3 0%
$1,100,000+ 4 1%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: 2025 data is through June 30, 2025.
Purchasing a home, especially a detached home, is even more difficult for households of color,
particularly Black households, because of income inequality. Due to the interconnectivity of the
housing continuum, targeted strategies that break down barriers to affordable homeownership
should also have positive effects on the Evanston rental market.
Seniors’ Diverse Needs
There is significant projected growth in senior households in the next 5-10 years. By 2030, the
senior population is projected to grow by 8%, close to 700 people. And seniors’ median
household income is projected to be near $83,000. Like all Evanston households, there will be
meaningful variations in growth and household income based on location within Evanston
(Development Planning Partners, 2025).
Figure 40. Senior (65+) Household Projected Growth, 2025-2030
2025 2030 Change
Households 8,824 9,495 8%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
For example, increases at or below 5% are anticipated in census tracts 8096, 8097, 8099, 8101,
and 8091, (parts of the 2nd, 3rd, 7th, and 9th Wards) while 10% and greater increases are
anticipated in census tracts 8095, 8102, 8098, 8090, and 8094.01 (parts of the 4th, 6th, and 8th
Wards and Downtown). Significantly greater disparities are projected in senior household
Housing4All Strategic Housing Plan, City of Evanston Page 43
income, ranging from under $37,000 in census tract 8092 (part of the 5th Ward) to over
$177,000 in census tract 8090 (part of the 6th Ward).
Housing strategies for seniors should address disparate needs, while focusing on lower-income
households, to help them continue to live in their community with dignity.
GOALS AND OBJECTIVES
Goals
To address Evanston’s challenges, the City is committed to achieving the following goals:
Category Low-Funding Scenario High-Funding Scenario
Expand Economic Diversity Various income and net worth metrics
Expand Racial Diversity Various race and ethnicity metrics
Reduce Economic Segregation Various income and net worth metrics
Expand Family Households (2023: 24%) 27% 30%
Reduce Housing Cost Burden (2025: 35%) 30% 25%
Preserve Affordable Units 500 1,000
➔ Permanently Affordable 100 500
Create New Units (2015-2024: 1,794) 2,500 4,000
➔ Affordable Units 500 800
Note: This plan defines family households as households with children under 18.
Source: City of Evanston; Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025; U.S.
Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates Detailed
Tables, Table S1101, n.d.
The above goals are intentionally stated as a range. Given the uncertainty of future funding, the
goal ranges account for a lower-funding, lower-impact scenario and a higher-funding, higher-
impact scenario.
Housing4All Strategic Housing Plan, City of Evanston Page 44
Objectives
Based on the findings of the Housing Gap Analysis, constraints and opportunities, community
feedback, and City Council goals, the City will prioritize the following objectives:
Objective 1: Protect residents from displacement
This is a central housing challenge in Evanston, particularly for lower-income households and
people of color. Thirty-five percent of households are cost burdened and income disparities by
race are stark: median income for Black households is $56,004, compared to $76,985 for Asian
households, $91,023 for Latino households, and $119,602 for White households. Additionally,
Evanston’s Black population continues to decline. Community members see anti-displacement
strategies as essential to protecting the city’s diversity and ensuring long-term residents can
remain in our community.
The City of Evanston is well-positioned to lead on anti-displacement efforts. With on-the-ground
knowledge of local conditions, direct relationships with community partners, and the authority to
set housing policy, the City can tailor strategies to the needs of our most vulnerable residents.
Anti-displacement initiatives are critical in the short term as preserving and creating new
housing units can take time. By investing in protections now, the City can address both
the immediate risks households face and the long-term goal of preserving Evanston’s
identity as a diverse and inclusive community.
Objective 2: Preserve affordable housing units
Evanston faces a pressing need to preserve all forms of affordable housing. Thirty-five percent
of households are cost burdened, with meaningfully higher rates for households earning less
than 80% AMI and households of color. Housing units have affordability terms set to expire prior
to 2036, threatening the number of affordable units unless proactive steps are taken.
Community feedback reinforces this urgency, with preservation of current affordable housing
consistently named as a top priority.
Preservation is not only about affordability, but it also aligns with Evanston’s values around
sustainability and cultural heritage. Retaining and reinvesting in existing housing stock can be
more cost-effective than new construction, better maintain neighborhood fabric, decommodify
the built environment, and reduce environmental impacts due to demolition or new construction.
The City is uniquely positioned to lead this effort. Municipal government writes and enforces the
building code, Evanston can shape housing quality, accessibility, and long-term affordability.
The City also has an effective historic preservation program that can help advance the City’s
housing goals. Together, these factors make preservation an essential pillar of the City’s
housing strategy.
Objective 3: Create new housing units
Evanston’s housing needs extend well beyond preservation—there is a critical demand for new
housing of all sizes, tenures, and price points, both market-rate and affordable options. The
Housing Gap Analysis shows a gap of 1,400 units of income-restricted housing and 2,060 units
Housing4All Strategic Housing Plan, City of Evanston Page 45
of “missing middle” housing. Community members have expressed support for creating more
housing options across the city to address affordability and access to opportunity.
New housing units are not only created through new construction, but also through the adaptive
reuse of current buildings currently used for non-residential purposes.
The City of Evanston plays a central role in creating new housing. With control of zoning and
land-use regulations, the City has the authority to shape where and how new housing can be
built. By using this authority in concert with incentives and partnerships, the City can catalyze
new housing and our commitment to equity, sustainability, and long-term vitality.
Cross-Cutting Objectives
Evanston has significant housing challenges that require action. To achieve the Plan’s
ambitious goals, the City must be creative, innovative, and nimble. To support all three
objectives, the City of Evanston will expand funding for housing initiatives, collaborate
internally and externally, and center data-driven approaches to maximize our impact.
Housing4All Strategic Housing Plan, City of Evanston Page 46
STRATEGIES AND INITIATIVES
To achieve the objectives of the Plan, the City of Evanston has identified ten strategies. Each
strategy contains specific initiatives to advance the corresponding strategy. Each initiative has
also been categorized and evaluated on a series of indicators, including vision alignment,
household incomes served, length of impact, cost, committed funding, geographic scale, and
synergy with other City of Evanston strategic plans.
Through this process the City has identified a subset of these initiatives that have
catalytic potential. The City is committed to accomplishing these catalytic initiatives by
the end of 2028.
Below is a detailed summary of each initiative, organized by strategy, and the order they appear
in the text below. In the implementation matrix in the following section, the initiatives are
organized by target launch date. Initiatives highlighted in blue are the catalytic initiatives and
initiatives highlighted in orange support households at or below 30% AMI.
Note: initiatives are not intended to be specific programs. Due to changes in funding and
participant and community feedback, programs will need to remain nimble and evolve. Initiatives
provide the framework to remain aligned with the goals of Housing4All.
The City of Evanston has over 30 active housing programs, policies, and initiatives, and
additional initiatives in program design. About half of the programs are anti-displacement
initiatives, seven programs and policies are focused on housing preservation, four programs
help create additional housing, and four policies expand housing choices, particularly “missing
middle” housing. More details on the City’s housing initiatives can be found in Appendix C.
There are a series of case studies below, showing real-world examples of proposed initiatives
and identifying their applicability to Evanston. Please note that these are intended to be
examples. Any new program or ordinance will need to be tailored to fit the needs of Evanston’s
community members and housing needs.
Key Catalytic Impact (Years) = Length of impact on household, housing unit Annual
Cost
¢ ~No cost $$ $150,000 - $500,000
Supports households <30% AMI Status = New, continuation of, or expanded initiative $ <$150,000 $$$ $500,000+
Housing4All Strategic Housing Plan, City of Evanston Page 47
Summary of Initiatives
Initiative Income (AMI) Scale Impact (Years) Annual Cost Status
Protect 1.1: Housing Equity, Community Stability, and Resident Retention
A Strengthen renter protections All Citywide Ongoing ¢ Expand
B Implement a housing provider mitigation program Up to 80% Citywide Ongoing $ New
C Expand fair housing enforcement and education All Citywide Ongoing $ Expand
D Explore first-time homebuyer program 80%-120% AMI Citywide 1 $$ New
Protect 1.2: Housing Stability
A Strengthen rental registration through data collection and
enforcement All Citywide Ongoing ¢ Expand
B Provide housing rehab services 50%-80% Citywide 10-29 $$ Expand
C Expand housing / rental assistance Up to 80% Citywide 1 $$$ Continue
D Explore an asset building / financial counseling program Up to 120% Citywide Ongoing $ New
E Explore local property tax relief 50%-80% Citywide 1 $$$ New
Key Catalytic Impact (Years) = Length of impact on household, housing unit Annual
Cost
¢ ~No cost $$ $150,000 - $500,000
Supports households <30% AMI Status = New, continuation of, or expanded initiative $ <$150,000 $$$ $500,000+
Housing4All Strategic Housing Plan, City of Evanston Page 48
Initiative Income (AMI) Scale Impact (Years) Annual Cost Status
Preserve 2.1: Preserve and Expand Access to Long-Term Affordable Housing
A Facilitate long-term affordability through land trusts Up to 120% Citywide Permanent $$ Expand
B Maintain long-term affordability via shared-equity homeownership 50%-120% Citywide
Permanent $$ New
C Explore additional approaches to achieving long -term affordability Up to 120% Citywide
Permanent $$ New
Preserve 2.2: “Missing Middle” Housing
A Implement an anti-deconversion policy 50%-120% Citywide Permanent ¢ New
B Utilize historic preservation tools to preserve affordable housing 80%-120% Focused TBD ¢ New
C Explore a vacancy tax on unoccupied housing units All Citywide TBD ¢ New
Create 3.1: New Housing on Institutional Properties
A Repurpose underutilized City land and buildings for housing Up to 120% Citywide TBD $ Continue
B Implement a residential development program with Faith Based
Organizations 50%-120% Citywide TBD $ Expand
C Explore partnerships to redevelop transit agency -owned properties Up to 120% Citywide TBD ¢ New
Key Catalytic Impact (Years) = Length of impact on household, housing unit Annual
Cost
¢ ~No cost $$ $150,000 - $500,000
Supports households <30% AMI Status = New, continuation of, or expanded initiative $ <$150,000 $$$ $500,000+
Housing4All Strategic Housing Plan, City of Evanston Page 49
Initiative Income (AMI) Scale Impact (Years) Annual Cost Status
D Explore innovative development models Up to 120% Citywide TBD ¢ New
Create 3.2: Advance Housing Stability and Affordability on Private Property
A Amend building code requirements that increase costs All Citywide Ongoing ¢ New
B Implement accessory dwelling unit technical assistance program Up to 120% Focused TBD $ New
C Require affordable units in new construction and adaptive reuse Up to 120% Citywide 30+ $ Continue
Create 3.3: New Housing by Updating the Zoning Code
A Implement right-sized parking policies All Citywide Permanent ¢ Expand
B Expand by-right “missing middle” development All Citywide Permanent ¢ Expand
C Expand by-right housing development in TOD areas All Focused Permanent ¢ Expand
D Streamline entitlement and permitting processes All Citywide Permanent ¢ Continue
E Develop policies to support the development of dormitory-style non-
collegiate housing 50%-120% Citywide Permanent ¢ New
F Establish production targets by income level All Citywide Ongoing ¢ New
Key Catalytic Impact (Years) = Length of impact on household, housing unit Annual
Cost
¢ ~No cost $$ $150,000 - $500,000
Supports households <30% AMI Status = New, continuation of, or expanded initiative $ <$150,000 $$$ $500,000+
Housing4All Strategic Housing Plan, City of Evanston Page 50
Initiative Income (AMI) Scale Impact (Years) Annual Cost Status
Cross-cutting 4.1: Expand Funding
A Implement external housing funding strategy Up to 120% Citywide Ongoing ¢ New
B Establish a progressive local funding source Up to 120% Citywide Ongoing ¢ New
C Evaluate the housing cost impacts before implementation All Citywide Ongoing ¢ New
Cross-cutting 4.2: Expand Collaboration
A Deepen and expand housing partnerships All Citywide Ongoing ¢ Expand
B Centralize City and partner housing resources Up to 120% Citywide Ongoing ¢ New
C Streamline City housing initiatives Up to 120% Citywide Ongoing ¢ New
D Collaborate with Northwestern University Up to 120% Citywide Ongoing ¢ Expand
E Collaborate with local school districts Up to 120% Citywide Ongoing ¢ Expand
Cross-cutting 4.3: Expand Data Tracking and Reporting
A Audit City housing programs Up to 120% Citywide Ongoing ¢ New
Key Catalytic Impact (Years) = Length of impact on household, housing unit Annual
Cost
¢ ~No cost $$ $150,000 - $500,000
Supports households <30% AMI Status = New, continuation of, or expanded initiative $ <$150,000 $$$ $500,000+
Housing4All Strategic Housing Plan, City of Evanston Page 51
Initiative Income (AMI) Scale Impact (Years) Annual Cost Status
B Track data to monitor progress towards Plan targets All Citywide Ongoing ¢ New
C Create a housing data dashboard All Citywide Ongoing ¢ New
Housing4All Strategic Housing Plan, City of Evanston Page 52
Housing Equity means that all residents—regardless of income, race, age, or household
type—have fair access to stable, safe, and housing that is affordable in all parts of the city,
without being disproportionately burdened, displaced, or excluded by public policy or market
forces.
1. Access
• People with varied incomes can find housing options across neighborhoods
• Not just “units exist,” but they are realistically attainable
2. Affordability (relative to income)
• Households are not paying more than ~30% of income on housing
• Policies prioritize those most cost-burdened (typically <80% AMI)
3. Stability and anti-displacement
• Existing residents are not pushed out by rising costs, redevelopment, or policy
changes
• Includes protections for renters and naturally occurring affordable housing
4. Distribution (not concentration)
• Affordable housing is available throughout the City
• Opportunity (schools, transit, amenities) is not gated by price
5. Fairness in outcomes, not just inputs
• Policies are evaluated based on who actually benefits
• Avoids systems where new supply is produced but only accessible to higher-
income households
Protect 1.1: Housing Equity, Community Stability, and Resident Retention
Combating housing discrimination is critical because past and present inequities shape who can
live here, unaligned with the City’s welcoming and inclusive values. The City is committed to
stronger renter protections and fair housing enforcement and education to ensure residents
know their rights and housing providers meet their responsibilities.
Preventing displacement requires a direct focus on the residents who live in Evanston today.
Housing stability is foundational to maintaining community continuity, economic diversity, and
access to opportunity. The City’s first responsibility is to support current residents, particularly
those most vulnerable to displacement, in remaining in their homes and communities.
The City will prioritize policies and programs that stabilize housing costs, prevent involuntary
displacement, and provide meaningful protections for renters and homeowners facing financial
pressure, redevelopment, or market-driven displacement.
Housing4All Strategic Housing Plan, City of Evanston Page 53
A. Strengthen renter protections
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: Needed Plan Synergy: NA
Status: Continue Strategy Overlap: NA
The City of Evanston will explore policies to strengthen renter protections and promote housing
stability, such as just cause. Additionally, the City will explore a right to counsel policy and
expand tenant education and outreach. This reduces the risk of residents being displaced for
arbitrary or unjust reasons, without restricting housing providers in extenuating circumstances.
Displacement can be especially destabilizing for seniors, people with disabilities and
households with children.
B. Implement a housing provider mitigation program
Households (AMI): Up to 80% Geographic Scale: Citywide
Cost:$ Type: Program
Funding: Committed Plan Synergy: E-PLAN EE45
Status: New Strategy Overlap: NA
One barrier that prevents extremely low-income renters from accessing stable housing is
concern about the household’s ability to pay additional costs, such as damage to the unit, or
legal fees due to an eviction. The City will implement a program that would reimburse housing
providers for qualified costs. By offering financial security to property owners and managers, this
will hopefully expand housing provider participation in rental assistance programs.
Case Study: North Dakota Opening Doors Landlord Loss Mitigation Fund
The North Dakota Housing Finance Agency created this fund to increase housing opportunities for the
most vulnerable populations, including the unhoused and those who are justice -involved.
The Fund offers up to $2,000 to compensate housing providers for any housing damage or lost rent
over an 18-month period. Potential tenants are Medicaid-eligible and are referred by transitional
service providers. The initial grant provided $145,000 for the fund and $15,000 for administration and
was projected to last 13 years and up to 67 claims. Over a three-year period, 39 individuals secured
housing and only nine claims, totaling $15,000, have been paid. (North Dakota Housing Finance
Agency, 2022).
Target population: Under 50% AMI
Applicability: Evanston has contemplated piloting the mitigation fund for a subset of vulnerable
populations and eventually serve a broader extremely low-income population.
Housing4All Strategic Housing Plan, City of Evanston Page 54
C. Expand fair housing enforcement and education
Households (AMI): All Geographic Scale: Citywide
Cost:$ Type: Program
Funding: Needed Plan Synergy: EE45 EEI
Status: Expand Strategy Overlap: NA
The City will expand fair housing education through improved digital resources and targeted
workshops and fair housing enforcement through the rental registration program (see Protect
3.2 D) and increased testing. Both enforcement and education will be strongest through
increased partnerships with fair housing organizations.
D. Explore first-time homeowner program
Households (AMI): 80% - 120% Geographic Scale: Citywide
Cost:$$ Type: Program
Funding: Needed Plan Synergy: NA
Status: New Strategy Overlap: NA
The City will explore developing a first-time homeowner program in support of households
facing barriers to homeownership. Potential pathways may include shared appreciation
mortgages, home mortgage subsidies, and down payment assistance.
Housing4All Strategic Housing Plan, City of Evanston Page 55
Protect 1.2: Housing Stability
With rising housing costs and economic uncertainty displacing residents and disrupting,
combatting housing instability is essential. The City of Evanston is committed to promoting
stability through housing assistance, an improved rental registration program, and exploring
additional tools to help community members remain safely and securely housed.
A. Strengthen rental registration through data collection and enforcement
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Program
Funding: NA Plan Synergy: EEI
Status: Expand Strategy Overlap: NA
The City will continue to monitor rental units for code violations and life safety concerns for
current and future tenants. Moving from registration to licensing can strengthen enforcement.
Through expanded data collection, the City will increase its knowledge of the rental market,
including naturally occurring affordable housing.
B. Provide housing rehab services
Households (AMI): 50% - 80% Geographic Scale: Citywide
Cost: $$ Type: Program
Funding: Committed Plan Synergy: E-PLAN Preserve EE45 EEI
Status: Continue Strategy Overlap: Preserve
The City will continue to provide housing rehab services to low- and middle-income households
as well as housing providers serving low- and middle-income households. This includes rehab
projects that address life safety issues, accessibility, and electrification, energy efficiency, and
weatherization. These services can be particularly helpful for people with disabilities and seniors
to remain in their homes and age in place.
C. Expand housing / rental assistance
Households (AMI): Up to 80% Geographic Scale: Citywide
Cost: $$$ Type: Program
Funding: Committed Plan Synergy: E-PLAN
Status: Continue Strategy Overlap: NA
The City of Evanston will expand rental and housing assistance support to extremely low-
income households, such as temporary housing relief programs, who may regularly face
housing insecurity and displacement. Covering a significant share of housing costs reduces
trade-offs between paying rent and meeting other basic needs. For those on the brink of
eviction, timely support can prevent homelessness. The City will also explore providing
assistance to households for more than 2 years.
Housing4All Strategic Housing Plan, City of Evanston Page 56
D. Explore an asset building / financial counseling program
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: $ Type: Program
Funding: Needed Plan Synergy: NA
Status: New Strategy Overlap: NA
The City will explore an asset-building and financial counseling program to help community
members save for emergencies, improve credit, and reduce debt, all protections against
housing instability and displacement. This will improve individual financial well-being and as
housing costs rise, help residents remain rooted in their neighborhood. Over time, building
assets can also create pathways for long-term stability and intergenerational security.
E. Explore local property tax relief
Households (AMI): 50% - 80% Geographic Scale: Citywide
Cost: $$$ Type: Program
Funding: Needed Plan Synergy: NA
Status: New Strategy Overlap: NA
The City of Evanston will explore providing local property tax relief to low- and middle-income
households through programs such as a Property Tax Circuit Breaker. Though there are various
Cook County tax programs to reduce residential property taxes, this could be an additional
method to combat displacement. The first step will likely be speaking with community members
and analyzing Cook County Assessor data.
Housing4All Strategic Housing Plan, City of Evanston Page 57
Preserve 2.1: Long-term Affordability
With rising housing costs and increased displacement pressure, it is critical to preserve income-
restricted and naturally occurring affordable housing. As a first step, the City will identify and
track existing affordable properties. This will better position the City to proactively equip owners
with tools and incentives to preserve affordability.
A. Facilitate long-term affordability through land trusts
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: $$ Type: Program Collaboration
Funding: Committed Plan Synergy: E-PLAN EE45
Status: New Strategy Overlap: Protect
The City currently partners with Community Partners for Affordable Housing (CPAH) to provide
permanently affordable housing through its Community Land Trust (CLT) Program. With a
renewed focus on preserving existing affordable housing, the City will partner with owners of at-
risk properties and facilitate, when feasible, transferring them into the land trust. This may lead
to additional affordable homeownership opportunities as well (see Preserve 2). Most critically,
this will extend affordability beyond 15–30-years, common with publicly-funded affordable
housing.
Case Study: Los Angeles County Community Land Trust Partnership Program
In 2020, the LA County launched a pilot program with established CLTs to acquire, rehabilitate, and
preserve multifamily housing with the goal of establishing long-term affordable housing. With a $14
million investment, the program was able to preserve eight residential properties with 43 units serving
110 individuals, who were primarily Black, Indigenous, and/or people of color.
The average cost per unit was 47% less than the cost of new construction projects in LA County, and
39% less than the cost of Low-Income Housing Tax Credits (LIHTC) acquisition-rehab projects (Lesar
Development Consultants, 2022).
Target population: Under 80% AMI
Applicability: Evanston has an established partnership with CPAH. Funding will be the key to
success in Evanston.
Housing4All Strategic Housing Plan, City of Evanston Page 58
B. Maintain long-term affordability via shared-equity homeownership
Households (AMI): 50% - 120% Geographic Scale: Citywide
Cost: $$ Type: Program Collaboration
Funding: Committed Plan Synergy: E-PLAN
Status: New Strategy Overlap: Protect
The City will promote and facilitate shared equity housing, such as limited equity cooperatives
(LEC), to provide opportunities for long-term affordable homeownership. Buyers of shared
equity homes generally have smaller mortgages and lower monthly payments than purchasers
of similar homes through traditional means. In an LEC, tenants are owners of shares in the co-
op and lease their homes from the co-op. When the home is sold, the co-op buys the shares at
a restricted price and resells them to new owners at a restricted price. The former tenants are
allowed modest growth in equity. Shared equity housing can be used in tandem with CLTs
separately.
C. Explore additional approaches to achieving long-term affordability
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: $$ Type: Program Collaboration
Funding: Needed Plan Synergy: E-PLAN
Status: New Strategy Overlap: Protect
The City will explore a range of approaches to achieve long-term affordability, including
inclusionary housing affordable in perpetuity and innovative development models like the City of
Chicago’s Green Social housing (see 3.1D). The City will prioritize both units with multiple
bedrooms and units affordable to extremely low-income households.
Housing4All Strategic Housing Plan, City of Evanston Page 59
Preserve 2.2: “Missing Middle” Housing
It is also critical that the City preserves “missing middle” housing, which can offer lower rents
and ownership costs, larger units, and access to high-resource areas for low- and middle-
income households.
A. Implement an anti-deconversion policy
Households (AMI): 50% - 120% Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: E-PLAN Thrives EE45
Status: New Strategy Overlap: Protect
The City will implement an anti-deconversion policy and zoning regulations to prevent the loss
of “missing middle” housing stock by limiting redevelopment of multi-family properties into
single-family or two-unit homes. Small, multifamily buildings provide attainable rental and
ownership options for low- and moderate-income households, young families, and seniors who
may be priced out of single-family homes. Additionally, units in these buildings often contain 2+
bedrooms. The City will also update the current Demolition Tax to better match the goals of this
plan.
Case Study: Chicago Anti-Deconversion Ordinance
In 2021, Chicago passed anti-deconversion ordinances for the Pilsen neighborhood and the
immediate area around the Bloomingdale Trail (606). Both ordinances eliminated as-of-right
construction of single- and two-family homes within a target area unless most of the lots on the
proposed block are single- or two-family homes. These ordinances were designed to reduce
displacement of low-moderate income households in two- to eight-unit buildings. There are also
demolition fees associated with both ordinances as well (Nitkin, 2022).
Target population: Under 120% AMI
Applicability: Prior to proposing an equivalent policy, the City will need to identify the zoning districts
and/or parcels that have the relevant housing typologies and are experiencing displacement pressure.
Housing4All Strategic Housing Plan, City of Evanston Page 60
B. Utilize historic preservation tools to preserve affordable housing
Households (AMI): 80% - 120% Geographic Scale: Focused
Cost: ¢ Type: Program Policy
Funding: NA Plan Synergy: Preserve EE45
Status: New Strategy Overlap: Protect
Potential Focus Areas: Census Tracts 8092, 8096, 8097, 8101, 8102, 8103.01 (Parts of the 2nd, 5th,
8th and 9th wards)
The City will utilize historic preservation tools to preserve naturally occurring affordable housing
by encouraging the rehabilitation of existing “missing middle” housing. This will include
conservation districts and/or other historic preservation tools. The City will assist homeowners
and small-scale landlords in maintaining, repairing, and weatherizing their historic homes, as
well as in reducing their energy costs through renewable energy installation.
C. Explore a vacancy tax on unoccupied housing units
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: EE45
Status: New Strategy Overlap: Create
Potential Focus Areas: Census Tracts 8092, 8096, 8097, 8101, 8102, 8103.01 (Parts of the 2 nd, 5th,
8th and 9th wards)
The City will research and evaluate the feasibility of implementing a tax on residential units that
remain unoccupied for an extended period. The aim is to discourage property owners from
keeping housing units vacant for speculative investment and to incentivize the return of units to
the active rental or ownership market. Revenue received from the vacancy tax would fund the
Affordable Housing Fund and increase funding for Plan implementation.
Housing4All Strategic Housing Plan, City of Evanston Page 61
Create 3.1: New Housing on Institutional Properties
This strategy creates new housing, including income-restricted units, and strengthens the City’s
tax base, generating revenue for public infrastructure and essential services. Focus will be on
increasing the availability of housing options that families find desirable for long-term living,
including multiple bedrooms. These strategies include both new construction and adaptive
reuse, advancing affordable housing and historic preservation goals.
A. Repurpose underutilized City land and buildings for housing
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: $ Type: Program
Funding: Committed Plan Synergy: Preserve Thrives EE45
Status: Continue Strategy Overlap: Preserve Protect
The City of Evanston will repurpose underutilized city-owned properties, through new
construction and adaptive reuse, converting tax-exempt assets into tax-paying new housing. By
“Putting Assets to Work,” the City can leverage its ownership, ensuring that publicly held assets
deliver maximum benefit to both current and future generations.
B. Implement FBO residential development program
Households (AMI): 50% - 120% Geographic Scale: Citywide
Cost: $ Type: Program Collaboration
Funding: Needed Plan Synergy: EE45 Thrives
Status: New Strategy Overlap: Preserve Protect
The City of Evanston will partner with religious institutions to redevelop underutilized property
into housing. By working with the City, these institutions can support their missions, generate
long-term financial stability, and provide additional affordable housing.
C. Explore partnerships to redevelop transit agency-owned properties
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Collaboration
Funding: Needed Plan Synergy: NA
Status: New Strategy Overlap: Protect
The City of Evanston will pursue partnerships with the soon-to-be-created Northern Illinois
Transit Authority (NITA), successor to the Regional Transportation Authority. With the recent
passage of the Northern Illinois Transit Authority Act and the authorization of (NITA) to perform
transit-supportive development, or joint development, there will be greater opportunities to
leverage transit agency-owned properties and stations, in particular.
Housing4All Strategic Housing Plan, City of Evanston Page 62
D. Explore innovative development models
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Program Collaboration
Funding: Needed Plan Synergy: EE45
Status: New Strategy Overlap: Joint Protect
The City will explore innovative development models to fill in gaps unaddressed by traditional
affordable housing development. For example, the City of Chicago’s Green Social Housing
initiative will pair public funding with private investment to set aside a minimum of 30%
affordable units. Because these properties are partially publicly-owned, units will be
permanently affordable.
Housing4All Strategic Housing Plan, City of Evanston Page 63
Create 3.2: Advance Housing Stability and Affordability on Private Property
While new housing on City-owned and institutional property can be catalytic, new housing on
private property should prioritize maintaining and expanding housing opportunities for low- and
moderate-income households. The City will emphasize the preservation of existing affordable
housing and the stabilization of current residents, recognizing that addressing displacement
pressures and maintaining socioeconomic diversity are essential to ensuring that housing
strategies benefit both current and future residents. Efforts should reinforce neighborhood fabric
through context-sensitive infill and redevelopment.
A. Amend building code requirements that increase costs
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: Preserve
Status: New Strategy Overlap: Preserve Protect
Simplifying fire and life safety provisions where appropriate, such as permitting single stairwells
in small multifamily buildings, providing exceptions for sprinkler installation in certain contexts,
and developing a rehabilitation subcode can further reduce barriers without compromising
occupant safety. These updates support adaptive use of existing structures and the creation of
more diverse and affordable housing types without changing the built form.
Case Study: New Jersey Rehabilitation Subcode
New Jersey adopted its Rehabilitation Subcode in 1998 to encourage improvement to existing
buildings and to create predictability for property owners and developers. In 1997, nearly 50% of
permitted construction value was rehab or additions and much higher in cities like Newark and
Trenton. The previous code was a deterrent to improving buildings, though many were safe and
habitable.
The Subcode, which provides stand-alone requirements for existing buildings, provides clear guidance
and greater predictability for property owners and developers seeking to improve their properties.
(State of New Jersey, Department of Community Affairs, n.d.)
Target population: All households
Applicability: Through multidisciplinary input, the City can update our building code to create
financially viable pathways to adaptively reuse existing buildings, preserve existing building stock, and
create new housing options.
Housing4All Strategic Housing Plan, City of Evanston Page 64
B. Implement accessory dwelling unit technical assistance program
Households (AMI): Up to 120% Geographic Scale: Focused
Cost: $$ Type: Program
Funding: Committed Plan Synergy: EEI EE45
Status: New Strategy Overlap: Protect
Potential Focus Areas: Residential Zoning Districts (Parts of all wards)
Accessory dwelling units (ADUs) are smaller housing units, most frequently co-located with a
single-family home. To increase development and support low- and moderate-income
households, the City will develop an ADU technical assistance program with two approaches.
Helping low- to middle-income homeowners create an ADU (with no income restrictions) will
provide an income stream to help them remain in their home and age in place. Helping higher-
income homeowners create an ADU with affordability requirements will provide new housing
opportunities for low- and middle-income households.
Case Study: Boston ADU Financial Assistance Program
The Boston Home Center offers ADU financial and technical assistance for owners of 1 - to 3-unit
homes who are at or below 135% AMI and $100,000 in assets (excluding home equity, retirement
funds, and college savings plans). The program offers $7,500 for pre-development and a 0% interest
loan of $50,000 for construction. Payments are deferred until the property is sold. Homeowners at
120% -135% AMI must match the loan, while those below 120% AMI have no matching requirements.
Homeowners can qualify for additional financing through the ADU Bank Loan Program, a partnership
with local banks. Participants also have access to guidance on relevant codes and a construction
specialist who monitors construction progress (City of Boston, 2025).
Target population: Under 135% AMI
Applicability: Evanston’s zoning code allows for ADUs, and the City has developed an ADU guide to
help property owners navigate the ADU development process.
Housing4All Strategic Housing Plan, City of Evanston Page 65
Current inclusionary housing policies require market-rate developments to provide affordable
units or an in-lieu payment to support affordable housing. Evanston’s stronger Inclusionary
Housing Ordinance (April 2025) represents a major step forward in expanding housing
affordability and equity. By requiring more affordable units and higher in-lieu fees, and by
offering incentives for deeper affordability and larger units, the City ensures that new
development more effectively addresses our housing needs. The City will explore additional
incentives for Inclusionary Housing units with 3+ bedrooms and/or rents capped at or below
40% AMI.
C. Require affordable units in new construction and adaptive reuse
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Policy Program
Funding: NA Plan Synergy: EEI E-PLAN EE45
Status: Continue Strategy Overlap: Protect
Housing4All Strategic Housing Plan, City of Evanston Page 66
Create 3.3: New Housing by Updating the Zoning Code
Strategic changes to Evanston’s zoning code will play a critical role in facilitating new housing
development. Exclusionary zoning limits the housing supply and housing choice and
perpetuates segregation. Both Minneapolis (MN) and New Rochelle (NY) implemented policies
to increase housing supply and saw lower rent increases than the rest of the state or nation,
respectively (Horowitz, 2024; Liang et al., 2024). Zoning code updates will foster inclusive
growth while advancing sustainability and reducing the pressures that drive up housing costs.
The City must consider the preferences of residents in each neighborhood as they relate to
changes to major projects and zoning in their neighborhoods. Focus will be placed on
increasing the availability of housing options that families find desirable for long-term living,
including multiple bedrooms.
A. Implement right-sized parking policies
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: EE45 Thrives CARP
Status: New Strategy Overlap: Preserve
Parking infrastructure is very expensive, and the costs are passed on to renters and
homebuyers. The State of Illinois passed the People over Parking Act, which will be addressed
by July 2026. The City will update zoning regulations to align with the legislation and adopt the
appropriate policies necessary for uncovered areas of Evanston. The City will use parking data
to inform parking policies, such as setting parking maximums or reducing parking lots, and will
eliminate parking minimums downtown and right-size requirements in transit-adjacent corridors.
B. Expand by-right “missing middle” development
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: EEI EE45
Status: New Strategy Overlap: Preserve
The City of Evanston will allow by-right, small-scale, multi-unit housing development in all
residential districts. This will enable the creation of “missing middle” homes in additional
neighborhoods, through new construction or adaptive reuse, without the uncertainty, delay, and
added cost of discretionary approvals. By reducing regulatory barriers, by-right policies lower
development risk and costs, making it more feasible to build housing that fits naturally into
existing neighborhoods.
Housing4All Strategic Housing Plan, City of Evanston Page 67
C. Expand by-right residential development in Transit-Oriented Areas
Households (AMI): All Geographic Scale: Focused
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: EE45 Thrives CARP EEI
Status: New Strategy Overlap: Protect
Potential Focus Areas: ½ mile from train stations and ¼ mile from bus stops/hubs
The City will expand by-right residential development in transit-oriented areas, reducing
development timelines, lowering per-unit costs, and making projects more viable. This will
enable more people to live in walkable, transit-rich areas and support Downtown and
neighborhood business districts.
D. Streamline entitlement and permitting processes
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Policy
Funding: NA Plan Synergy: EEI EE45
Status: Continue Strategy Overlap: Preserve
The City will streamline zoning approval and entitlement processes, building plan review,
permitting, and inspection processes overall. The City will further streamline the entitlement and
permitting process for developments that meet or exceed an affordability threshold, accelerating
the creation of much-needed housing. Streamlined processes reward projects aligned with
community goals—providing affordable, sustainable, or family-sized housing—through
streamlined reviews. One method is through an affordable housing overlay like the City of
Cambridge’s 100% Affordable Housing Overlay (Community Development Department, City of
Cambridge, 2020). Proposals that do not meet the minimum affordability level would undergo
further review, so public input is focused where most valuable.
E. Develop policies to support the development of dormitory-style non-collegiate
housing
Households (AMI): 50% - 120% Geographic Scale: Citywide
Cost: ¢ Type: Collaboration
Funding: NA Plan Synergy: EE45
Status: New Strategy Overlap: NA
Develop policies to support the development of dormitory-style non-collegiate housing, including
eliminating requirements for auxiliary rooms and allowing smaller units, and smaller bedrooms,
and expanding current licensing to better account for this type of development. Evaluate and
develop solutions addressing cultural factors that contribute to the housing crisis, including
increasing demand for greater square footage, expectations for multiple auxiliary rooms such as
living rooms and full kitchens, and preferences for privacy and amenities.
Housing4All Strategic Housing Plan, City of Evanston Page 68
F. Establish Production Targets by Income Level
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Data
Funding: NA Plan Synergy: NA
Status: New Strategy Overlap: NA
Set citywide housing production goals by income levels over the next 10 years.
Housing4All Strategic Housing Plan, City of Evanston Page 69
Cross-Cutting 4.1: Expand funding
A. Implement external housing funding strategy
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Funding Collaboration
Funding: Needed Plan Synergy: EE45
Status: New Strategy Overlap: All
The City of Evanston will develop and implement a new housing funding strategy. The City will
explore funding from philanthropic institutions, social impact bonds, New Markets Tax Credits,
and revolving loan funds, as well as low-cost financing through Community Development
Financial Institutions (CDFIs), Private Activity Bonds, and HUD. By increasing and broadening
our housing resources, we can sustain progress and be entrepreneurial with site control, even
with constrained public budgets.
Did you know?
Community Development Finance Institutions (CDFIs) have a mission to provide fair, responsible
financing that mainstream finance doesn’t traditionally reach (Opportunity Finance Network, n.d.).
Private Activity Bonds (PABs) allow a government entity to provide low-cost financing to qualified
projects providing public benefit. (Chen, 2025).
The CDBG Section 108 program allows municipalities such as Evanston to access low-cost, flexible
financing for larger development projects (U.S. Department of Housing and Urban Development,
2025).
The New Markets Tax Credit Program seeks to address disinvestment in low-income communities
by attracting investment with low cost, flexible financing. (U.S. Department of the Treasury, 2025).
Case Study: Atlanta Neighborhood Development Partnership (ANDP)
ANDP is a not-for-profit that develops and finances affordable housing. They develop about 100 units
annually and 76% of homebuyers are households of color, demonstrating a five -year wealth gain of
almost $90,000.
ANDP uses New Markets Tax Credits (NMTC) to lower initial purchase prices. Twenty percent of
homes must be affordable at 80% AMI, which provides opportunities for both low- and middle-income
households to become homeowners (Atlanta Neighborhood Development Partnership, Inc., n.d.).
Target population: Up to 120% AMI
Applicability: Nine of Evanston’s census tracts (primarily located in the 2nd, 5th, 8th, and 9th Wards,
and Downtown) are eligible for NMTC investments.
Housing4All Strategic Housing Plan, City of Evanston Page 70
B. Establish a progressive local funding source
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Policy Funding
Funding: Needed Plan Synergy: NA
Status: New Strategy Overlap: All
The City will establish a progressive, dedicated, and sustainable source of revenue to advance
the funding priorities of Housing4All. Options include raising funds from non-residential projects
that increase housing demand and home purchases, renovations, additions above a specified
size or cost, or a housing “linkage” fee for developments not covered by the Inclusionary
Housing Ordinance, transfer taxes, demolition taxes, or vacancy taxes. A successful fee would
balance the need for new housing and economic growth with the commitment to support
housing for low- and middle-income households.
C. Evaluate the housing cost impacts before implementation
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Data
Funding: NA Plan Synergy: EE45
Status: New Strategy Overlap: All
The City will require the evaluation of housing cost impacts for all proposed policies and
programs included in Housing4All before their adoption. This is designed to identify and mitigate
any unintended consequences that could inadvertently increase the cost of producing or
maintaining housing in Evanston. By analyzing these impacts during policy development, the
City can ensure that new regulations support the Plan’s goals of preserving and expanding
housing affordability for all residents
Case Study: Denver Affordable Housing Linkage Fee
Denver’s linkage fee went into effect in 2017 and is a key funding source for their dedicated affordable
housing fund. Housing fund resources support the housing and supportive services for at-risk
residents, low- and moderate-income rental housing, and moderate-income for-sale housing.
Denver’s residential linkage fees are assessed on developments with 9 or fewer units – Denver’s
Inclusionary Housing policy covers developments of 10+ units. The fee is based on new Gross Floor
Area (GFA), such as an addition to an existing unit.
Target population: Under 120% AMI
Applicability: There are opportunities to raise revenue from development not covered by Evanston’s
Inclusionary Housing Ordinance to support anti-displacement, preservation, and creation initiatives.
Housing4All Strategic Housing Plan, City of Evanston Page 71
Cross-Cutting 4.2: Expand collaboration
A. Deepen and expand housing partnerships
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Collaboration
Funding: NA Plan Synergy: E-PLAN EE45
Status: Expand Strategy Overlap: All
The City will deepen and expand relationships with community organizations, tenant
associations, housing providers, developers, employers, anchor institutions, and state, county,
and transit agencies. This includes exploring employer-assisted housing programs and
supportive housing investments for residents with repeat hospitalizations. Stronger informal and
formal partnerships will also better position the City to leverage and layer external resources.
B. Centralize City and partner housing resources
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Collaboration
Funding: NA Plan Synergy: EEI
Status: New Strategy Overlap: All
The City will actively coordinate and publicize City housing programs, funding requests, and
partner agency offerings. Clear communication and outreach, tailored to the needs of different
communities, will increase participation and prevent crises leading to displacement. This will
maximize the impact of current programs and increase trust among community members.
C. Streamline City housing initiatives
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: $ Type: Program Collaboration
Funding: Committed Plan Synergy: NA
Status: New Strategy Overlap: All
The City of Evanston will streamline housing initiatives to better connect community members to
programs and administer them more efficiently. In particular, the City will launch a “One-Stop
Shop” for housing rehab. The City currently offers many programs across multiple departments,
and they can be difficult for homeowners to navigate. The One Stop Shop will consolidate
information, applications, and program management, improve customer experience and
maximize the impact of the programs.
Housing4All Strategic Housing Plan, City of Evanston Page 72
D. Collaborate with Northwestern University
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Collaboration
Funding: NA Plan Synergy: EE45 EPLAN
Status: Expand Strategy Overlap: All
In collaboration with Northwestern University, the City will assess student housing demand,
specific housing needs, and related market impacts to inform policies that support safe student
housing, neighborhood stability, and housing affordability. The City will also explore
opportunities for collaboration with Northwestern University to help mitigate the impact of
student rental housing in established neighborhoods and to support access to safe off-campus
housing for students.
E. Collaborate with local school districts
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Program Collaboration
Funding: NA Plan Synergy: EE45 EPLAN
Status: Expand Strategy Overlap: All
In collaboration with Districts 65 and 202, the City will assess the housing needs and
preferences of young families, and develop strategies to attract and retain them in Evanston.
Housing4All Strategic Housing Plan, City of Evanston Page 73
Cross-Cutting 4.3: Expand data tracking and reporting
A. Audit City housing programs
Households (AMI): Up to 120% Geographic Scale: Citywide
Cost: ¢ Type: Data
Funding: NA Plan Synergy: NA
Status: New Strategy Overlap: All
The City will develop and perform a standardized review of all current and upcoming housing
programs to identify strengths and challenges. The audit will include a multi-year analysis of
households served, administration costs, the administering entity, cost per unit and/or
household, participant satisfaction, and level of impact. Through this effort and in concert with
the goals of this plan, City programs can be expanded, shifted, and replicated to maximize our
impact.
B. Track data to monitor progress towards Plan targets
Households (AMI): All Geographic Scale: Citywide
Cost: ¢ Type: Data
Funding: NA Plan Synergy: NA
Status: Expand Strategy Overlap: All
The City will establish displacement tracking, reporting, and accountability measures.
The City will track data at the program, initiative, strategy, objective, and Plan levels to measure
the efficacy of our work, pivot when appropriate, and share our progress with the greater
Evanston community.
C. Create a housing data dashboard
Households (AMI): All Geographic Scale: Citywide
Cost: $ Type: Data
Funding: Needed Plan Synergy: E-PLAN
Status: New Strategy Overlap: All
The City will create a user-friendly housing data dashboard, allowing community members and
partner organizations to access current housing data and monitor the City’s progress towards
the goals of Housing4All.
Housing4All Strategic Housing Plan, City of Evanston Page 74
IMPLEMENTATION
A plan without action is just a dream. With rising rents, significant gaps in supply, and
widening economic disparities, the lack of housing affordability is putting increased pressure on
the Evanston community. The City recognizes the consequences of inaction—displacement,
deepened inequities, and the loss of community diversity. We cannot wait any longer to take
strategic action.
While Housing4All lays out a ten-year vision, the City of Evanston will launch programs, approve
policies, pass ordinances, and explore possibilities by 2031, in the first five years of Plan
implementation, to respond to the immediacy of the crisis.
The City is committing to swift, meaningful action that stabilizes households today while laying a
foundation for long-term solutions. Therefore, the City will fast-track all anti-displacement
initiatives (“Protect residents from displacement”) and catalytic initiatives, highlighted in
blue, by the end of 2028.
Note: The “Timeline” column in the implementation table below identifies the year the City
commits to launch programs, approve policies, and pass ordinances. Each initiative will require
different time commitments in advance of the year identified and that will be incorporated
accordingly into department workplans.
Implementation Team
Upon approval of this Plan, the City will create an interdepartmental team to lead the
implementation of Housing4All and to maximize the impact of the Plan. Housing intersects with
many City priorities like racial equity, public health, climate resilience, and economic mobility,
and an interdepartmental team will encourage and require alignment of resources, data sharing,
innovative program design that recognizes this intersectionality. This collaborative approach will
also ensure that Housing4All initiatives are responsive to the complex needs of community
members and can achieve broader, community-wide benefits.
The City also recognizes the critical role that external partners will play in taking bold action,
independently and in partnership with the City, to address Evanston’s housing challenges.
Upon approval of the plan, the City will work to deepen and expand relationships and
partnerships, particularly with those most affected by Evanston's housing challenges.
Key Catalytic
Supporting HH’s <30% AMI
Housing4All Strategic Housing Plan, City of Evanston Page 75
Implementation Matrix
Initiative Objective Strategy Income (AMI) Lead Dept. Dept. Support $ Committed Timeline
B Provide housing rehab services Protect 2 Stability 50%-80% CD CMO Ongoing
C Expand housing / rental assistance Protect 2 Stability Up to 80% CD HHS CMO Ongoing
C Require affordable units in new construction
and adaptive reuse Create 2 Private Up to 120% CD NA NA Ongoing
C Evaluate the housing cost impacts before
implementation Cross-cutting 1 Funding All CD CMO NA Ongoing
A Deepen and expand housing partnerships Cross-cutting 2 Collaboration All CD CMO HHS NA Ongoing
B Track data to monitor progress towards Plan
targets Cross-cutting 3 Data All CD CMO HHS
P&R PW NA Ongoing
B Strengthen renter protections Protect 1 Equity All CD Law HHS NA 2027
C Expand fair housing enforcement and
education Protect 1 Equity All CD HHS 2027
A Facilitate long-term affordability through
land trusts Preserve 1 Affordable
housing Up to 120% CD Law 2027
A Repurpose underutilized City land and
buildings for housing Create 1 Institutional Up to 120% CMO CD Law 2027
A Amend building code requirements that
increase costs Create 2 Private All CD Fire NA 2027
Key Catalytic
Supporting HH’s <30% AMI
Housing4All Strategic Housing Plan, City of Evanston Page 76
Initiative Objective Strategy Income (AMI) Lead Dept. Dept. Support $ Committed Timeline
F Establish production targets by income level Create 3 Zoning code All CD CMO NA 2027
A Implement external housing funding
strategy Cross-cutting 1 Funding Up to 120% CD CMO HHS NA 2027
B Centralize City and partner housing
resources Cross-cutting 2 Collaboration Up to 120% CD CMO HHS
P&R PW NA 2027
D Collaborate with Northwestern University Cross-cutting 2 Collaboration All CD CMO NA 2027
E Collaborate with local school districts Cross-cutting 2 Collaboration All CD CMO NA 2027
B Implement a housing provider mitigation
program Protect 1 Equity Up to 80% CD CMO HHS 2028
A Strengthen rental registration through
data collection and enforcement Protect 2 Stability All CD HHS NA 2028
E Explore local property tax relief Protect 2 Stability 50%-80% CD CMO NA 2028
A Implement an anti-deconversion policy Preserve 2 Missing
middle 50%-120% CD Law NA 2028
C Explore a vacancy tax on unoccupied
housing units Preserve 2 Missing
middle All CD Law NA 2028
B Implement accessory dwelling unit technical
assistance program Create 2 Private
property Up to 120% CD CMO 2028
A Implement right-sized parking policies Create 3 Zoning code All CD AS Law NA 2028
Key Catalytic
Supporting HH’s <30% AMI
Housing4All Strategic Housing Plan, City of Evanston Page 77
Initiative Objective Strategy Income (AMI) Lead Dept. Dept. Support $ Committed Timeline
B Expand by-right “missing middle”
development Create 3 Zoning code All CD Law NA 2028
C Expand by-right residential development
in TOD areas Create 3 Zoning code All CD Law NA 2028
D Streamline entitlement and permitting
processes Create 3 Zoning code All CD PW CMO NA 2028
E Develop policies to support the development
of dormitory-style non-collegiate housing Create 3 Zoning code 50%-120% CD Law NA 2028
B Establish a progressive local funding
source
Cross-
cutting 1 Funding Up to 120% CD Law CMO NA 2028
C Streamline City housing initiatives Cross-
cutting 2 Collaboration Up to 120% CD CMO HHS
P&R NA 2028
A Audit City housing programs Cross-
cutting 3 Data Up to 120% CD CMO HHS
P&R PW NA 2028
C Explore first-time homebuyer program Protect 1 Equity Up to 120% CD CMO HHS
Law 2029
B Utilize historic preservation tools to preserve
affordable housing Preserve 2 Missing
middle 80%-120% CD Law NA 2029
D Explore an asset building / financial
counseling program Protect 2 Stability Up to 120% CMO CD HHS 2030
B Maintain long-term affordability via shared-
equity homeownership Preserve 1 Affordable
housing 50%-120% CD Law 2030
C Explore additional approaches to achieve
long-term affordability Preserve 1 Affordable
Housing 0%-120% CD Law 2030
Key Catalytic
Supporting HH’s <30% AMI
Housing4All Strategic Housing Plan, City of Evanston Page 78
Initiative Objective Strategy Income (AMI) Lead Dept. Dept. Support $ Committed Timeline
B Implement a residential development
program with Faith Based Organizations Create 1 Institutional 50%-120% CD CMO 2030
C Create a housing data dashboard Cross-cutting 3 Data All CD CMO HHS 2030
C Explore partnerships to redevelop transit
agency-owned properties Create 1 Institutional Up to 120% CD CMO NA 2031
D Explore innovative development models Create 1 Institutional Up to 120% CD CMO HHS NA 2031
City of Evanston Department Acronyms/Shorthand: AS: Administrative Services, CD: Community Development, CMO: City Manager ’s Office, Finance: Finance and Budget, Fire:
Fire, Law: Law, HHS: Health and Human Services, P&R: Parks and Recreation, PW: Public Works.
Housing4All Strategic Housing Plan, City of Evanston Page 79
Oversight, Tracking, and Reporting
The City of Evanston is committed to regular data collection and analysis to measure progress
toward the goals of Housing4All. This includes tracking Plan-level metrics, as well as initiative
and program-specific metrics. By consistently monitoring these data points, the City can identify
both successes and emerging challenges in real time.
The City will submit an annual report to the Housing and Community Development Committee,
highlighting measurable achievements, lessons learned, and areas where course correction is
needed. These reports will provide transparency and accountability to the community, decision-
makers, and partners.
Housing4All is also designed to be adaptable over the next decade. Housing markets, economic
conditions, and community needs will evolve, and the City must respond accordingly. Plan
implementation will include a structured process for updating data and incorporating new
strategies based on evidence and input. By pairing consistent tracking with a willingness to
adjust course, Housing4All can remain both grounded in community priorities and flexible
enough to respond to change—ensuring it remains effective, impactful, and relevant.
Onward!
Housing4All challenges us to take action to address the housing needs of all Evanstonians and
strive to ensure that everyone has safe, attainable housing, a foundation to thrive. We commit to
building an inclusive city – for ourselves, for our neighbors, and for future generations.
Housing4All establishes ten strategies designed to overcome the greatest housing challenges
facing Evanston today. With this Plan’s adoption, we move into action mode. Together, we will
build a future filled with healthy, stable housing we can afford.
Housing4All Strategic Housing Plan, City of Evanston Page 80
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Housing4All Strategic Housing Plan, City of Evanston Page 85
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DailyNL_2025_07_31&utm_medium=email&utm_term=0_fcee5bf7a0 -d040dbf4af-44366481
APPENDICES
A. Evanston’s History of Housing ....................................................................................... 1
B. Community Feedback ...................................................................................................... 5
C. Additional Data ................................................................................................................30
D. Current Housing Programs.............................................................................................48
E. Housing Resources .........................................................................................................55
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A1
A. Evanston’s History of Housing
Evanston’s housing story reflects both its local character and broader national housing trends.
Understanding this history is critical to building an equitable housing strategy today, because many of the
challenges Evanston faces—affordability, displacement, and segregation—have deep roots in past
decisions.
1835-1871: Formative Years
Evanston’s formative years were spurred by early stagecoach service on the Green Bay Road as a post
road between Chicago and Green Bay Wisconsin, development of the Ten-Mile House in 1837, selling of
government land to settlers in 1841, and creation of Ridgeville Township by 1850. In 1851, Northwestern
University was established, and the plat of the original town of Evanston, bound roughly by the Lake to
the east, Foster Street to the north, Wesley Avenue to the west, and Dempster Street to the south was
accepted in 1854. 1855 would see an amendment to the University’s charter that disallowed the
consumption of alcohol within four miles of the University. The town of Evanston was incorporated in
1863 following the start of the Civil War two years prior. Although the town was much larger than any of
its North Shore counterparts during this period, its growth would swell following the Chicago Fire of 1871.
1872–1890s: Evanston’s Beginnings
Following the Civil War, Evanston quickly annexed land to the north and west between Church Street to
the south, Lincolnwood Drive to the west, Wilmette to the north, and the lake to the east. The town grew
as a community anchored by Northwestern University and its religious, cultural, and civic institutions.
Gracious homes, built on tree-lined gridded streets, and a bustling and vibrant downtown reflected the
City’s image as a model suburban retreat for middle- and upper-class families. Residential growth
clustered around rail and streetcar lines, which connected Evanston to Chicago and established early
commuter patterns that remain influential today.
The Town of Evanston would grow in 1874 by annexing the Village of North Evanston. In 1884, Evanston
would construct its first apartment building, the Essex, at 520 Davis Street, signaling a willingness to
diversify its housing stock to meet new demands. By 1891 Evanston had come into its own with amenities
of churches, clubs, and libraries, and no lack of energetic people willing to experiment and eager to carry
out social programs that benefited the City. However, its growth, as well as that of neighborin g South
Evanston, was stifled by water supply concerns – this issue would eventually lead to the annexation of
the Village of South Evanston in 1892 an area south of Dempster Street, west of Florence Avenue, and
north of Chicago. These boundaries would form the City of Evanston, incorporated in 1892.
1900s–1916: The Making of a City
By the turn of the century, Evanston was no longer a small suburb but a thriving city. First references to
Evanston as the “City of Homes” appeared in the Evanston Index, and the City’s neighborhoods boasted
high-quality craftsmanship in its vernacular housing as well as high-style housing designed by some of
the nation’s preeminent architects, many of which lived in Evanston while employed in Chicago.
Apartments and multi-family buildings began to appear offering housing for upper -middle class families as
well as workers and new immigrant families. The Hereford, 1637 Chicago, and the Boyleston, 614 Clark
Street, were both early examples built at the fringe of the downtown between 1899 and 1900.
In 1901, the City passed its first ordinance regulating the construction of apartment buildings due to
opposition from proposals within established neighborhoods and fears of fire. The ordinance required
buildings to be built of masonry, with slate or clay tile roofing. Despite this, the transformation of the
suburban landscape continued, with 94 apartment units built in 1912, 112 in 1913, 163 in 1914, and 209
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A2
in 1915. The City also annexed portions of today’s 9th and 8th wards, west of Florence in 1913, in part to
capture a growing manufacturing center along the Mayfair Industrial Spur. In 1915, the City adopted new
ordinances regulating the construction of apartments. These created building height restrictions, minimum
room sizes, as well as minimum lot sizes. Also in 1915, the primarily multi-family neighborhoods south of
Calvary Cemetery and north of Howard Street, petitioned the City for secession, a proposa l that was
granted, and the area became part of Chicago. In 1916, 411 apartment units were constructed. The same
year would see the bulk of today’s Northwest Evanston west of Lincolnwood Drive, annexed by the City.
The City also established “restricted residence districts” in 1916 following concerns by residents in
southeast Evanston, allowing the construction of only homes with a single owner -occupied unit. These
districts could be created upon petition of 2/3rds of residents in the proposed area. Following this, only 18
apartment units were created in 1917, and none in 1918 and 1919. During this period, Evanston’s African
American community grew significantly as well, especially in the Fifth Ward, drawn by employme nt
opportunities in nearby institutions and households. Yet exclusionary practices—such as restrictive
covenants—were already beginning to shape patterns of residential segregation.
1917–1944: Depression, Redlining, and War-Time Housing
In 1917, the Plan of Evanston, the City’s first comprehensive plan, was written by Daniel Burnham Jr,
Dwight Perkins, and other prominent architects of the time. The plan established parks and recreation
centers, a public lakefront, and the foundations for the City’s first zoning ordinance and enhanced building
regulations. In 1919, a Zoning Commission was established, and in 1921, following extensive hearings,
the City and States first zoning ordinance was established. The City’s Plan Commission would be
established in 1926.
By 1933, the City would annex its last portions of residential areas, largely creating the City’s boundaries
as we know them today. Northwest Evanston west of Lincolnwood Drive would develop rapidly during this
same time, with many homes designed by prominent architects, developers, and builders. The Great
Depression reshaped housing markets across the country, and the City and school districts incurred
crippling debt during this period. In Evanston, federally sponsored “redlining” maps designated much of
the African American neighborhood as too risky for mortgage investment. This practice locked
generations of families out of mainstream homeownership.
During World War II, Evanston also experienced a surge of defense-related employment, which increased
demand for rental housing and led to the construction of modest homes and apartments, often of lower
quality, in segregated neighborhoods. However, the 1930s were also a period of social awareness and
change in Evanston. The Community Hospital, an outgrowth of the Evanston Sanitarium, was established
in 1930 in the former home of Dr. Rudolph Penn. In 1931, Edward Jourdain was elected as the City’s f irst
black alderman, and following a contested election, was reelected in 1932. In the same year, Daisy
Sandidge was elected as Evanston’s first female alderman.
1945–1960s: Urban Renewal and Desegregation
Post-war prosperity and the expansion of the automobile fueled suburban growth. Evanston, like many
older suburbs, faced new competition from rapidly developing communities further from Chicago.
Concentrations of post-war housing were constructed in west and far northwest Evanston. The razing and
subsequent subdivision of large estates, in both today’s Ridge and Lakeshore Historic Districts further
diversified Evanston’s housing. Locally, “urban renewal” and slum clearance projects cleared housing in
many parts of Evanston including the Fifth Ward, displacing Black families, and replacing older homes
with smaller more modern dwellings as well as institutional and commercial uses.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A3
In 1967, the City amended its zoning ordinance to increase the height of allowable buildings in the
downtown to 225 feet. This decision would permanently alter the visual character of the downtown and
result in large portions being razed into the 1970s, and 1980s to keep up with changes in retail
preferences and consumer demands of the automobile age. Public housing was introduced but largely
concentrated in segregated areas, reinforcing racial and economic divides. In 1966, the City Council
passed an open housing ordinance, but the mayor vetoed the measure, reflecting the deep resistance to
desegregation at the time.
1970s–1980s: Rising Costs
Land for new development at this point became scarce, and housing costs began to rise. This is deeply
tied to rising interest rates, economic downturns, energy crises, and the political and economic policies in
response. Rental housing remained more affordable than ownership, yet vacancy and disinvestment were
challenges in certain neighborhoods. At the same time, federal housing policy shifted away from direct
construction toward subsidies, including Section 8 vouchers, which played an increasing role in
Evanston’s housing system. In 1972, the City would approve sale of liquor by-the-drink, and in 1983
approve packaged liquor sales.
In 1975, following controversial urban renewal efforts and an erosion of Evanston's vernacular and high -
style architectural heritage, the City established its historic preservation program, and the Preservation
Commission was formed. Faced with challenges of outlying shopping centers and a collapse of its retail
market share, the City began planning for a project called Downtown II, the area south of Emerson,
between the CTA tracks and the Chicago and North Western tracks. The same period saw rising interest
in the now failed “Research Park” development. The joint venture between the City and Northwestern
University was a highly contentious issue that included widespread land clearance and displacement.
1990s–2000s: Downtown Revitalization and Redevelopment
In the 1990s, Evanston undertook major efforts to reinvigorate its downtown. New mixed -use
developments, high-rise apartments, and condominiums transformed the City’s skyline and brought new
energy and residents. These investments increased the housing supply and strengthened the tax base.
This is also when the current zoning ordinance was adopted.
2010s: Equity and Affordability Challenges
During the 2010s, housing affordability emerged as a central issue in Evanston. Rising rents and home
prices outpaced incomes for many households, particularly renters and young families. The City
strengthened its Inclusionary Housing Ordinance, directed m ore resources into the Affordable Housing
Fund, and expanded partnerships with nonprofit developers. At the same time, national conversations
about racial equity in housing resonated locally, prompting renewed attention to Evanston’s history of
segregation and disinvestment.
2020s: Reparations and a New Housing Future
Evanston entered the 2020s as a national leader in housing justice by adopting the country’s first
municipal reparations program, which began to address historic harms caused by discriminatory housing
policies. The COVID-19 pandemic underscored the importance of stable housing as a foundation for
health and economic security, while also exacerbating affordability challenges. Today, the City continues
to balance strong market demand with the need for equitable access, affordable options, and sustainable
growth.
Source: Buchbinder-Green, Evanston: A Pictorial History, 1989.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A4
Additional Articles and Exhibits:
● Theodore Reese and G.W. Terry, Map of Evanston, 1868-1872
● Robert Teska, Downtown Evanston Revitalized:1956-2006, 2007
● Robert Teska, Downtown Evanston Revitalized:2007-2018, 2018
● Segregated by Design, 2019
● Harrison Tremarello, The Lasting Impacts of Evanston Redlining, 2019
● Redlining Evanston, 2019
● Morris (Dino) Robinson, Jr. and Jenny Thompson, PhD, Evanston Policies and Practices Directly
Affecting the African American Community, 2021
● Ji Ho Kim and Ethan Tang, The City of Evanston and Segregation of Wards, 2021
● Segregation in Evanston: An Impact Study, 2021
● Digital Scholarship Lab, Mapping Inequality: Redlining in New Deal America, 2023
● Enterprise, A History of Housing Policy Through a Racial Equity Lens, 2024
● Joint Center for Housing Studies, The State of the Nation’s Housing, 2024
Additional Resources:
● City of Evanston - Historic Preservation
● City of Evanston - Local Reparations
● Evanston History Center
● NAACP Evanston Branch
● Shorefront
City of Evanston Plans and Reports (2000 - Present):
● 2025-2029 Consolidated Plan, 2025
● PRO Housing Grant Application (Narrative), 2024
● 2020-2024 Consolidated Plan, 2020
● Affordable Housing White Paper, 2017
● 2015-2019 Consolidated Plan, 2015
● Heading Home: Working to End Homelessness, 2012
● 2010-2014 Consolidated Plan, 2010
● Plan for Affordable Housing, 2009
● Evanston Affordable Housing Needs Assessment, 2003
● Evanston Comprehensive General Plan, 2000
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A5
B. Community Feedback
The following are charts summarizing community feedback about each proposed objective and strategy
from the Draft Plan released in September 2025.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A6
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A7
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Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A26
Weighted Data
To account for underrepresentation of renters and lower-income households in Fall 2025 survey
responses, the City analyzed both unweighted survey data and data weighted for tenure and income.
The weighted data shows even stronger overall support. For example, the weighted data by tenure shows
an 8% increase in support for implementing a housing provider mitigation fund in comparison to the
unweighted data. The table below shows the level of support for each objective unweighted, weighted for
tenure, and weighted for income. Weighted data for all survey questions can be found below as well (City
of Evanston, 2025).
Key:
Responses
Support 66%
Majority
Figure A1. Community Support: Objectives
Objective
Overall Agree
Unweighted Weighted:
Tenure
Weighted:
Income
Preserve affordable housing units 75% 77% 80%
Create new housing to address gaps in the supply 59% 66% 67%
Protect residents from displacement 68% 73% 73%
Note: Overall Agree refers to survey responses of “Somewhat Agree” or “Strongly Agree”
Source: City of Evanston, 2025
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A27
Figure A2. Community Support: Preserve Strategies
#
Preserve affordable
housing units
Overall Agree
Unweighted Weighted:
Tenure
Weighted:
Income
1.1 Extend the affordability periods of subsidized
affordable housing 71% 75% 76%
1.2 Sustain existing naturally occurring affordable
housing (NOAH) 78% 79% 78%
1.3 Establish a “one-stop shop” of housing
rehabilitation resources 64% 68% 68%
1.4
Expand shared-equity homeownership models,
including land trusts and limited equity
cooperatives
57% 60% 59%
1.5 Establish an Acquisition & Preservation Fund 51% 55% 55%
1.6 Establish a joint call for housing project funding 56% 65% 64%
1.7 Explore instituting a housing impact fee 45% 52% 54%
1.8 Explore an anti-deconversion policy 53% 59% 60%
1.9 Explore the creation of a transfer of development
rights program 34% 39% 39%
1.10 Support policies for adaptive reuse 89% 91% 90%
Source: City of Evanston, 2025
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A28
Figure A3. Create Support: Weighted
Source: City of Evanston, 2025
#
Create new housing to address gaps in the
supply
Overall Agree
Unweighted Weighted:
Tenure
Weighted:
Income
2.1 Redevelop City-owned properties 79% 79% 80%
2.2 Partner with religious institutions to redevelop
surplus property 73% 72% 74%
2.3 Develop an accessory dwelling unit (ADU)
financing and technical assistance program 66% 69% 67%
2.4 Strengthen the inclusionary housing ordinance to
maximize affordable unit creation 48% 57% 57%
2.5 Update the zoning code to facilitate housing
development and allow different housing types 51% 58% 59%
2.6 Streamline the entitlement and permitting
processes 74% 77% 76%
2.7 Explore employer-assisted housing programs 60% 61% 60%
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A29
Figure A4. Protect Support: Weighted
#
Protect residents
from displacement
Overall Agree
Unweighted Weighted:
Tenure
Weighted:
Income
3.1 Expand fair housing education and
enforcement 81% 87% 86%
3.2 Establish housing provider mitigation fund 57% 65% 65%
3.3 Create an asset building / financial counseling
program 72% 76% 77%
3.4 Update building code to reduce the cost of
construction 69% 72% 73%
3.5 Expand impact of rental registration program 71% 76% 75%
3.6 Diversify and expand anti-displacement
funding sources 57% 63% 64%
3.7 Explore local hospital housing investment
partnership 56% 62% 63%
3.8 Explore just cause eviction policy 51% 60% 68%
3.9 Explore rental assistance expansion 66% 72% 72%
3.10 Improve promotion of current City and partner
housing resources 75% 80% 81%
Source: City of Evanston, 2025
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A30
C. Additional Data
Figure A5. Race (Alone) by Census Tract, 2023
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: Some other race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Geography White
Black or
African
American Asian
Some Other
Race
Two or More
Races
Evanston 61% 15% 9% 4% 11%
8087.02 63% 9% 20% 3% 5%
8088 82% 2% 8% 2% 6%
8089 85% 1% 5% 1% 8%
8090 87% 5% 1% 0% 6%
8091 81% 2% 4% 6% 8%
8092 12% 53% 3% 8% 24%
8093 57% 9% 15% 5% 15%
8094 67% 3% 16% 2% 13%
8095 69% 7% 17% 2% 6%
8096 41% 30% 6% 6% 16%
8097 53% 27% 8% 6% 6%
8098 68% 13% 7% 1% 11%
8099 76% 3% 11% 0% 9%
8100 81% 3% 6% 2% 8%
8101 72% 4% 6% 8% 10%
8102 30% 47% 9% 7% 8%
8103.01 38% 17% 9% 11% 25%
8103.02 62% 16% 4% 6% 12%
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A31
Figure A6. Household Income by Census Tract, 2025
$
$0-
$35,999
$36,000-
$59,999
$60,000-
$95,999
$96,000-
$119,999 $120,000+
AMI Under 30% 30-50% 50-80% 80-100% 100+%
8087.02 33% 18% 13% 7% 28%
8088 8% 10% 13% 9% 60%
8089 7% 7% 11% 8% 66%
8090 9% 6% 8% 5% 72%
8091 14% 8% 18% 6% 54%
8092 33% 21% 19% 9% 19%
8093 38% 17% 13% 5% 27%
8094.01 23% 13% 13% 8% 43%
8094.02 32% 11% 15% 13% 29%
8095 21% 21% 17% 7% 34%
8096 28% 16% 9% 5% 42%
8097 11% 7% 12% 12% 58%
8098 14% 22% 15% 4% 45%
8099 16% 9% 13% 12% 50%
8100 14% 9% 12% 13% 52%
8101 11% 16% 22% 12% 39%
8102 20% 16% 27% 11% 27%
8103.01 10% 13% 25% 15% 36%
8103.02 11% 13% 15% 10% 52%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A32
Figure A7. Household Net Worth by Census Tract, 2025
Geography Under
$15k
$15-
$50k
$50k-
$75k
$75k-
$100k
$100k-
$150k
$150k-
$500k
$500k-
$1 mil
$1-
$2 mil $2 mil +
Evanston 21% 8% 4% 4% 5% 20% 10% 10% 18%
8087.02 27% 8% 3% 3% 5% 19% 11% 9% 15%
8088 6% 4% 2% 2% 3% 18% 13% 16% 35%
8089 3% 1% 1% 1% 2% 15% 15% 23% 39%
8090 4% 1% 1% 1% 2% 10% 14% 22% 45%
8091 6% 4% 2% 3% 5% 19% 14% 15% 31%
8092 34% 14% 6% 6% 8% 20% 6% 3% 4%
8093 49% 10% 3% 3% 4% 15% 5% 4% 8%
8094.01 35% 8% 4% 3% 4% 18% 6% 9% 14%
8094.02 45% 11% 5% 3% 4% 13% 5% 5% 8%
8095 30% 10% 4% 4% 5% 20% 7% 7% 13%
8096 18% 7% 4% 3% 7% 23% 10% 10% 19%
8097 8% 4% 3% 3% 5% 23% 18% 16% 21%
8098 20% 9% 5% 4% 6% 23% 9% 10% 14%
8099 14% 6% 4% 3% 5% 22% 11% 13% 23%
8100 15% 8% 5% 4% 6% 23% 11% 10% 17%
8101 14% 11% 5% 5% 7% 25% 9% 9% 14%
8102 22% 15% 7% 6% 8% 22% 8% 5% 8%
8103.01 8% 5% 3% 4% 7% 32% 18% 12% 12%
8103.02 8% 4% 3% 3% 4% 23% 17% 15% 24%
Source: Esri, Esri Updated Demographics 2025 [Net Worth], 2025.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A33
Figure A8. Housing Cost Burden, by Household Tenure, by Census Tract
Renter
Households
Households
with a
mortgage
Households without a
mortgage
8087.02 90 17 35
8088 160 188 84
8089 63 262 36
8090 209 119 139
8091 274 112 101
8092 385 369 63
8093 875 27 58
8094.01 624 33 45
8094.02 600 58 65
8095 829 144 67
8096 126 169 19
8097 13 233 39
8098 332 60 0
8099 252 197 58
8100 399 336 122
8101 277 233 124
8102 590 311 65
8103.01 86 168 29
8103.02 117 111 27
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Note: Housing costs are top-coded at $4,000+ for owners with a mortgage, $1,500+ for owners without a mortgage,
and $3,500+ for renters
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A34
Figure A9. Senior Household Projected Growth (65+)
2025 2030 Change
Median
Household
Income (2030)
Affordable
Housing Cost /
Month
Evanston 8,824 9,495 8% $82,809 $2,070
8087.02 167 177 6% $59,397 $1,485
8088 485 527 9% $120,092 $3,002
8089 612 641 5% $137,564 $3,439
8090 452 499 10% $177,931 $4,448
8091 482 505 5% $77,949 $1,949
8092 410 439 7% $36,266 $907
8093 416 447 8% $53,456 $1,336
8094.01 619 683 10% $107,800 $2,695
8094.02 453 490 8% $61,324 $1,533
8095 608 683 12% $55,677 $1,392
8096 350 357 2% $53,357 $1,334
8097 360 375 4% $99,622 $2,491
8098 245 273 11% $59,978 $1,499
8099 407 425 4% $95,810 $2,395
8100 723 790 9% $104,540 $2,614
8101 503 527 5% $84,832 $2,121
8102 649 715 10% $63,179 $1,579
8103.01 482 517 7% $80,609 $2,015
8103.02 401 425 6% $87,485 $2,187
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A35
Figure A10. Housing Cost Burden, by Census Tract, 2025
Cost-Burdened Households
Estimate Percent
Evanston 11,019 -
8087.02 210 2%
8088 365 3%
8089 355 3%
8090 244 2%
8091 399 4%
8092 790 7%
8093 999 9%
8094.01 635 6%
8094.02 772 7%
8095 1,056 10%
8096 416 4%
8097 312 3%
8098 384 3%
8099 402 4%
8100 822 7%
8101 742 7%
8102 1,215 11%
8103.01 540 5%
8103.02 364 3%
Source: Development Planning Partners, Housing Gap Analysis Workbook, Sept. 2025.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A36
Figure A11. Life Expectancy by Census Tract, 2015
Geography Life Expectancy
Evanston 82.1
8087.02 N/A
8088 88.8
8089 87.6
8090 80.9
8091 83.8
8092 75.5
8093 N/A
8094 86
8095 80.8
8096 79.3
8097 83.6
8098 80.7
8099 80.1
8100 N/A
8101 81.1
8102 81.1
8103.01 80.6
8103.02 78.7
Source: City Health Dashboard, City of Evanston, 2015.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A37
Figure A12. Year Structure Built, 2023
Before
1940
1940-
1949
1950-
1959
1960-
1969
1970-
1979
1980-
1989
1990-
1999
2000-
2009
2010-
2019
Evanston 42% 5% 13% 11% 6% 4% 5% 8% 7%
Cook County 28% 7% 14% 13% 12% 7% 6% 8% 4%
Chicago 39% 8% 12% 10% 8% 5% 5% 8% 5%
Lincolnwood 6% 9% 38% 14% 8% 3% 7% 5% 10%
Oak Park 59% 4% 6% 9% 8% 3% 2% 4% 4%
Skokie 7% 9% 39% 16% 13% 4% 4% 6% 1%
Wilmette 29% 8% 20% 17% 7% 3% 5% 5% 5%
Rogers Park
(60626) 48% 9% 8% 13% 7% 6% 3% 3% 2%
West Ridge
(60645) 37% 7% 23% 13% 12% 4% 2% 3% 1%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25034, n.d.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A38
Figure A13. Units in Structure, 2023
1,
detached
1,
attached 2 3-4 5-9 10-19 20-49 50+ Other
Evanston 32% 5% 8% 6% 11% 8% 14% 17% 0%
Cook County 40% 5% 9% 10% 10% 5% 6% 14% 1%
Chicago 26% 4% 14% 15% 11% 4% 7% 20% 0%
Lincolnwood 73% 4% 2% 1% 0% 0% 0% 19% 0%
Oak Park 40% 4% 6% 4% 11% 10% 12% 13% 0%
Skokie 55% 4% 4% 9% 5% 4% 10% 8% 1%
Wilmette 77% 5% 0% 1% 2% 1% 5% 8% 0%
Rogers Park
(60626) 5% 2% 4% 10% 23% 14% 27% 16% 1%
West Ridge
(60645) 23% 4% 8% 19% 17% 10% 7% 12% 0%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25024, n.d.
Note: Other includes Mobile home, Boat, RY, van, etc.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A39
Figure A14. Bedrooms, 2023
0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5+ Bedroom
Evanston 5% 21% 31% 24% 14% 5%
Cook County 5% 16% 31% 31% 13% 4%
Chicago 7% 20% 33% 26% 9% 4%
Lincolnwood 2% 5% 15% 47% 20% 11%
Oak Park 6% 24% 26% 23% 15% 6%
Skokie 2% 11% 27% 42% 14% 4%
Wilmette 2% 6% 10% 33% 29% 21%
Rogers Park
(60626) 14% 36% 31% 15% 3% 1%
West Ridge
(60645) 5% 18% 34% 31% 8% 4%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25041, n.d.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A40
Figure A15. Year of Move - Owner Occupied, 2023
Before
1990
1990-
1999
2000-
2009
2010-
2017
2018-
2020
2021-
2023
Evanston 16% 15% 24% 28% 12% 6%
Cook County 17% 16% 22% 26% 14% 6%
Chicago 18% 15% 21% 26% 14% 6%
Lincolnwood 19% 14% 21% 27% 13% 6%
Oak Park 16% 14% 20% 28% 14% 8%
Skokie 19% 14% 22% 27% 13% 5%
Wilmette 20% 13% 22% 26% 13% 6%
Rogers Park
(60626) 9% 12% 28% 26% 16% 9%
West Ridge
(60645) 18% 14% 26% 28% 11% 3%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25038, n.d.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A41
Figure A16. Year of Move - Renter Occupied, 2023
Before
1990
1990-
1999
2000-
2009
2010-
2017
2018-
2020
2021-
2023
Evanston 2% 1% 6% 26% 40% 25%
Cook County 2% 3% 9% 33% 35% 18%
Chicago 2% 3% 10% 32% 35% 18%
Lincolnwood 1% 2% 10% 28% 39% 19%
Oak Park 0% 2% 9% 25% 43% 21%
Skokie 3% 2% 7% 35% 33% 21%
Wilmette 0% 3% 9% 49% 25% 14%
Rogers Park
(60626) 2% 4% 7% 31% 34% 22%
West Ridge
(60645) 1% 2% 14% 39% 29% 15%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25038, n.d.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A42
Figure A17. Vacancy Rate - Owner, 2013 – 2023
2013 2023 Change
Occupied Sold For sale Vacancy Occupied Sold For sale Vacancy Vacancy
Evanston 16,201 65 318 1.9% 17,524 0 318 1.8% -0.1%
Cook County 1,127,937 9,609 31,432 2.7% 1,198,834 6,307 15,078 1.2% -1.5%
Chicago 466,089 4,976 16,489 3.4% 522,179 2,984 6,777 1.3% -2.1%
Lincolnwood 3,701 68 71 1.8% 3,878 6 49 1.2% -0.6%
Oak Park 13,380 78 305 2.2% 14,128 99 110 0.8% -1.4%
Skokie 17,109 166 317 1.8% 17,773 122 31 0.2% -1.6%
Wilmette 8,224 0 52 0.6% 9,083 31 40 0.4% -0.2%
Rogers Park
(60626) 6,201 56 255 3.9% 6,423 109 68 1.0% -2.9%
West Ridge
(60645) 7,871 61 268 3.3% 8,577 74 125 1.4% -1.8%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25003, n.d.; U.S. Census Bureau, U.S. Department of Commerce, American Community
Survey, ACS 5-Year Estimates Detailed Tables, Table B25004, n.d.
Note: Per Census Bureau, homeowner vacancy rate equals "For sale only" divided by "Owner-occupied", "For sale
only" and "Sold but not yet occupied"
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A43
Figure A18. Vacancy Rate - Renter, 2013 - 2023
2013 2023 Change
Occupied Rented For rent Vacancy
Rate Occupied Rented For
rent
Vacancy
Rate
Vacancy
Rate
Evanston 12,815 239 771 5.6% 13,863 182 798 5.4% -0.2%
Cook County 805,398 7,596 66,091 7.5% 885,744 4,657 43,376 4.6% -2.9%
Chicago 562,657 4,935 47,015 7.6% 624,368 2,962 31,965 4.8% -2.8%
Lincolnwood 540 0 44 7.5% 715 31 165 18.1% 10.6%
Oak Park 8,243 196 1,051 11.1% 9,139 43 460 4.8% -6.3%
Skokie 5,886 32 671 10.2% 6,198 113 254 3.9% -6.3%
Wilmette 1,360 0 92 6.3% 1,197 0 41 3.3% -3.0%
Rogers Park
(60626) 15,844 164 1,808 10.1% 17,680 136 1,143 6.0% -4.1%
West Ridge
(60645) 7,699 78 726 8.5% 8,036 151 510 5.9% -2.7%
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25003, n.d.; U.S. Census Bureau, U.S. Department of Commerce, American Community
Survey, ACS 5-Year Estimates Detailed Tables, Table B25004, n.d.
Note: Per Census Bureau, rental vacancy rate equals "For rent" divided by "Owner-occupied", "For rent" and "Rented
but not yet occupied"
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A44
Figure A19. Seasonal Units, 2013 – 2023
2013 2023 Change
Total Seasonal
(#)
Seasonal
(%) Total Seasonal
(#)
Seasonal
(%) Seasonal
Evanston 31,819 292 0.9% 33,914 324 1.0% 0.0%
Cook County 2,176,266 16,059 0.7% 2,270,349 12,486 0.5% -0.2%
Chicago 1,192,790 12,317 1.0% 1,268,199 9,694 0.8% -0.3%
Lincolnwood 4,639 0 0.0% 4,987 70 1.4% 1.4%
Oak Park 24,001 195 0.8% 24,673 202 0.8% 0.0%
Skokie 25,090 55 0.2% 25,014 55 0.2% 0.0%
Wilmette 9,960 19 0.2% 10,730 21 0.2% 0.0%
Rogers Park
(60626) 25,538 204 0.8% 26,812 70 0.3% -0.5%
West Ridge
(60645) 17,529 85 0.5% 18,143 24 0.1% -0.4%
Source: Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year
Estimates Detailed Tables, Table B25002, n.d.; U.S. Census Bureau, U.S. Department of Commerce, American
Community Survey, ACS 5-Year Estimates Detailed Tables, Table B25004, n.d.
Note: Seasonal units include short-term rentals, timeshares, second homes, etc.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A45
Figure A20. Homeownership by Householder Race (Alone), 2013 – 2023
2013 2023 Change (#) Change (%)
White 13,327 13,754 427 3.2%
Black or African American 1,969 1,424 -545 -27.7%
Hispanic or Latino 731 1,013 282 38.6%
Asian 622 839 217 34.9%
Some Other Race 199 467 268 134.7%
Two or More Races 84 1,040 956 1,138.1%
Note: Some Other Race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25003A-I, n.d.
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A46
1,969
84
1,912
295
1,424
1,040
0
400
800
1,200
1,600
2,000
Black or African American Two or More Races
Ho
u
s
e
h
o
l
d
s
Figure A21a. Homeownership by Householder Race (Alone),
2013 -2023
2013 2018 2023
731 622
199
804 726
167
1,013
839
467
0
400
800
1200
1600
2000
Hispanic or Latino Asian Some Other Race
Ho
u
s
e
h
o
l
d
s
Figure A21b. Homeownership by Householder Race (Alone),
2013 -2023
2013 2018 2023
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A47
Note: Some Other Race includes American Indian & Alaska Native and Native Hawaiian & Other Pacific Islander.
Source: U.S. Census Bureau, U.S. Department of Commerce, American Community Survey, ACS 5-Year Estimates
Detailed Tables, Table B25003A-I, n.d.
13,327 12,952 13,754
0
3,000
6,000
9,000
12,000
15,000
White
Ho
u
s
e
h
o
l
d
s
Figure A21c. Homeownership by Householder Race (Alone),
2013 -2023
2013 2018 2023
Appendix: City of Evanston Housing4All Plan Update Page A48
D. Current Housing Programs
Objective 1: Protect residents from displacement
Residential Landlord Tenant Ordinance
Households: All residents Department: Community Development
The Landlord Tenant Ordinance helps Evanston maintain high-quality rental housing and ensure the
rights of both tenants and landlords are understood and upheld.
Tenant-Based Rental Assistance
Households: Primary: <60% AMI,
Secondary: 60-80% AMI
Department: Community Development
Tenant-Based Rental Assistance (TBRA) offers rental subsidies for up to 24 months to income-eligible
Evanston households that have children under 18 years old, with the goal of helping households achieve
stable housing and remain in the community, with the added goal of reducing the potential trauma of
switching schools.
Landlord Tenant Hotline
Households: All residents Department: Community Development
The Metropolitan Tenants Organization (MTO) provides free mediation, information, and advocacy to
Evanston tenants and landlords on housing regulations. MTO operates a hotline, text -for-help program,
hosts resource webinars, and holds a Walk-In Hours pilot program. Answers and inquiries are received
through Evanston 311.
Shelter Support
Households:<30% AMI Department: Community Development
The City of Evanston dedicates federal and local funds to agencies focused on managing shelters for
individuals and families experiencing homelessness or fleeing domestic violence. These agencies receive
support for shelter staff, operations, rent, equipment, utilities, food, furnishings, and other necessities.
Rapid-Rehousing
Households: <30% AMI Department: Community Development
Appendix: City of Evanston Housing4All Plan Update Page A49
Rapid Re-Housing focuses on supporting those experiencing homelessness to find permanent housing
through the provision of rental assistance, security deposits, utilities, and other direct housing costs.
Additionally, the program can support Housing Relocation and Stabilization Services and case
management.
Eviction Protection
Households: <30% AMI Department: Community Development
The Eviction Protection program focuses on preventing households from eviction through the payment of
late rental/utility payments and ongoing support as needed. The program funds can also support Housing
Relocation and Stabilization Services and case mana gement.
Street Outreach
Households: <30% AMI Department: Community Development
At local soup kitchens, churches, hospitals, and other locations, case managers engage with eligible
individuals by educating them about the housing and supportive services available. Additionally, referrals
for services can come through the Entry Point Hotline, managed by the Alliance to End Homelessness.
General Assistance
Households: <50% AMI Department: Health and Human Services
The City of Evanston offers aid to Evanston residents who lack the income or resources to meet their
basic needs and are ineligible for other state and federal financial assistance programs.
Emergency Assistance
Households: <80% AMI Department: Health and Human Services
The Emergency Assistance Program assists with a variety of "Emergency" situations, such as rental and
mortgage payment assistance, utility payment assistance, childcare assistance, and others. The program
is available to all Evanston residents who meet established income and asset guidelines.
Appendix: City of Evanston Housing4All Plan Update Page A50
Community Member Relief
Households: <80% AMI Department: Health and Human Services
The Community Member Relief Fund is designated for Evanston residents who do not qualify for General
or Emergency assistance programs, but face life-threatening circumstances, such as eviction, utility
disconnection, food insecurity, or other emergency nee ds.
Temporary Housing Relief (Hotel Stays)
Households: <55% AMI Department: Health and Human Services
The Temporary Housing Relief program provides temporary hotel accommodation to Evanston residents
for emergency purposes.
Small Scale Refugee Fund / Vulnerable Population Assistance Program
Households: <50% AMI Department: Health and Human Services
The City of Evanston provides vulnerable populations in Evanston with basic needs such as housing,
food, and clothing assistance, along with other necessities.
Prioritized Lead Service Line Replacement
Households: All residents Department: Public Works Agency
By 2027, municipalities are required by law to replace all lead water service lines under their purview by
2047. The City of Evanston has more than 10,000 lead service lines and will provide these replacements
at no additional cost to homeowners, continuing the city's commitment to clean, safe drinking water.
Environmental Justice communities are prioritized.
Objective 2: Preserve affordable housing units
Restorative Housing Program
Households: Ancestors + Direct Descendants Department: City Manager’s Office
The Restorative Housing Program is the first program of the Evanston Local Reparations Fund, which
acknowledges the harm caused to Black/African American Evanston residents due to discriminatory
Appendix: City of Evanston Housing4All Plan Update Page A51
housing policies and practices and inaction on the City’s part. The program provides funds to qualified
residents for down payment assistance, home improvements, and mortgage assistance.
CDBG Housing Rehab
Households: <80% AMI Department: Community Development
The Community Development Block Grant (CDBG), funded by the federal government, provides financial
assistance to low- and moderate-income homeowners for critical home repairs that address health,
safety, code compliance, and accessibility issues. The progr am helps stabilize property values,
strengthen neighborhoods, and promote long-term housing stability.
Evanston Green Homes Pilot
Households: <80% AMI Department: City Manager’s Office
The City of Evanston provides a pilot residential retrofit program focused on no -cost health and safety
improvements, energy conservation, and efficiency upgrades for Evanston homeowners and rental
properties. It currently focuses on specific areas of census tracts 8092 and 8102.
Community Land Trust
Households: All residents Department: Community Development
The City of Evanston partners with Community Partners for Affordable Housing (CPAH) to expand and
preserve affordability through programs like the Inclusionary Housing Program and Geometry in
Construction. These long-term preservation strategies strengthen the city’s ability to provide diverse,
lasting housing options for residents across income levels.
Adaptive Uses
Households: All residents Department: Community Development
The City of Evanston amended zoning regulations, now allowing for "Unique Use" to include the reuse of
existing structures (both historic and non-historic structures), which has previously been restricted to the
R1 District properties that were landmarked. These amended regulations also streamline the approval
processes and relax certain adaptive reuse standards.
Live / Work
Households: All residents Department: Community Development
Appendix: City of Evanston Housing4All Plan Update Page A52
The City of Evanston established zoning regulations to allow "Live/Work units." Live/Work units are
singular units that include a commercial portion ("work") and a residential portion ("live"). Previously,
these types of units required a special zoning approval process. Live/Work units provide a more
affordable path for both residential tenancy and small business growth in the City.
Demolition Tax
Households: All residents Department: Community Development
The Demolition Tax is a flat-rate tax imposed when a residential building, such as a single-family home, is
demolished. It intends to limit or help replace the loss of naturally occurring affordable housing. All tax
proceeds are deposited into the Affordable Housing Fund.
Love Your Block
Households: All residents Department: City Manager’s Office
The Love Your Block grant supports resident-led neighborhood revitalization projects and empowers
residents to bring their vision for their neighborhood to fruition. It is limited to parts of the 2nd, 5th, 8th,
and 9th wards.
Lead Hazard Mitigation
Households: <80% AMI Department: Health and Human Services
The City of Evanston partnered with Cook County and the U.S. Department of Housing and Urban
Development to mitigate lead paint and other health hazards in homes, including healthy home
assessments for families that qualify.
Objective 3: Create new housing units
Putting Assets to Work
Households: All residents Department: City Manager’s Office
The City of Evanston is leading a national effort to unlock the value of underutilized public assets. Despite
facing challenges, such as declining revenue from property and sales tax, aging infrastructure, and
evolving community needs, Evanston holds key strengths in its stable housing market, walkable
downtown, and strong university presence.
Appendix: City of Evanston Housing4All Plan Update Page A53
Inclusionary Housing Program
Households: Rental: 60% AMI,
For-Sale: 100% AMI
Department: Community Development
The City of Evanston recognizes that new housing is generally not affordable to low- and moderate-
income households. Covered developments are required to provide housing units for low- and moderate-
income households and/or contribute to the City's Affordable Housing Fund. The City also waives and
defers building permit fees, provides zoning bonuses and reduced parking requirements, and a managed,
centralized waitlist of potential tenants.
Geometry in Construction
Households: <120% AMI Department: Community Development
In partnership with the City of Evanston and Community Partners for Affordable Housing, Evanston
Township High School collaborates to build homes for low-to moderate-income households. In the
Geometry in Construction course, students learn geometry through the construction of a permanently
affordable home. The City of Evanston provides support, including, but not limited to, land, waived zoning
and permit fees, and staff support for the home move.
Accessory Dwelling Units
Households: All residents Department: Community Development
The City of Evanston established zoning regulations to allow "Accessory Dwelling Units" (ADUs). An ADU
is an additional dwelling unit on a property that is smaller and in addition to the principal residence on the
property. Previously, the only ADUs allowed were "Coach Houses," which were governed by strict
regulations. With fewer regulatory barriers, more ADUs can provide an affordable housing alternative.
Efficiency Homes
Households: All residents Department: Community Development
The Efficiency Homes zoning regulations allow for development on smaller lots, previously considered
undevelopable, with smaller homes that can be sold or rented at more affordable levels. Additionally,
efficiency homes have less stringent parking regulations, thus keeping the cost of construction down and
further removing regulatory barriers.
TIF (Tax Increment Finance) Districts
Appendix: City of Evanston Housing4All Plan Update Page A54
Households: <80% AMI Department: City Manager’s Office
With five active Tax Increment Finance (TIF) districts, the City of Evanston, per the State of Illinois'
regulations, can use TIF funding for housing development projects such as renovation/leasehold
improvements, infrastructure, new affordable housing units, environmental remediation, and workforce
development programming.
Program Design Phase
Additionally, the following initiatives are in various stages of program design:
● Accessible Solar Program (City Manager's Office)
● ADU Financing and Technical Assistance (Community Development)
● Envision Evanston 2045 - Comprehensive Plan (Community Development)
● Five Fifth’s TIF Housing Grant Program (City Manager's Office)
● Financial Empowerment Center (City Manager's Office)
● Healthy Buildings Ordinance Implementation (City Manager's Office)
● Housing Provider Mitigation Fund (Community Development)
● Housing Rehab One-Stop Shop (Community Development)
● Preservation of At-Risk Affordable Housing (Community Development)
● Urban Shelter Program (Community Development)
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A55
E. Housing Resources
National
Agencies
● Department of Housing and Urban Development (HUD)
● Environmental Protection Agency (EPA)
○ Smart Growth and Housing
● Internal Revenue Service (IRS)
○ Low-Income Housing Tax Credit
● Department of the Treasury
○ Federal Community Reinvestment Act
Organizations
● American Planning Association
● Cooperative Development Foundation
● Grounded Solutions Network
● Local Housing Solutions
● National Fair Housing Alliance (NFHA)
● National Housing Law Project
● National Housing Preservation Database
● National League of Cities
● National Low Income Housing Coalition (NLIHC)
● Redress Movement
● Strong Towns
● Terner Labs
● UHAB
● Up For Growth
State
Agencies
● Illinois Department of Commerce and Economic Opportunity
● Illinois Department of Human Services
● Illinois Historic Preservation Division
○ HB1377: Homestead Exemption (6/21/24 sent to Governor)
○ Housing Action IL, IL Community Reinvestment Act
● Illinois Housing and Development Authority (IHDA)
Organizations
● Housing Action Illinois
● Illinois Green Alliance
● Illinois Housing Council (IHC)
● Landmarks Illinois
Regional
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A56
Agencies
● Chicago Housing Authority (CHA)
● Chicago Metropolitan Agency for Planning (CMAP)
○ ON TO 2050, 2018
○ ON TO 2050 Update Summary, 2022
● Chicago Transit Authority (CTA)
● Cook County
○ Assessor's Office
○ Department of Planning and Development
● Housing Authority of Cook County (HACC)
● Metra
● Pace Suburban Bus
● Regional Transportation Authority (RTA)
Organizations
● Active Transportation Alliance (Active Trans)
● Center for Neighborhood Technology (CNT)
● Chicago Area Fair Housing Alliance (CAFHA)
● Community Investment Corporation (CIC)
● Folded Map Project
● Howard Brown Health
● Housing Choice Partners
● Metropolitan Family Services
● Metropolitan Mayors Caucus (MMC)
● Metropolitan Planning Council (MPC)
○ The Cost of Segregation, 2017
○ Our Equitable Future: A Roadmap for the Chicago Region, 2022
● Metropolitan Tenants Organization (MTO)
● Northwest Municipal Conference
● Phis Alliance Chicago
● Shared Use Mobility Center
● The Alliance to End Homelessness in Suburban Cook County (The Alliance)
● Trilogy
● Woodstock Institute
Local
● Advocates for Action
● Ascension St. Francis Hospital
● Beth Emet The Free Synagogue
● Books and Breakfast
● Center for Independent Futures
● Childcare Network of Evanston
● Citizens Network of Protection
● CJE Senior Life
● Climate Action Evanston
● Community Alliance for Better Government
● Connections for the Homeless
● COFI (Community Organizing and Family Issues)
● CPAH (Community Partners for Affordable Housing)
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A57
● Curt's Cafe
● E-Town Sunrise
● Elevate
● Endeavor Health
● Erie Family Health Center Evanston/Skokie
● ETHS / District 202
● Evanston Cradle to Career
● Evanston Early Childhood Council
● Evanston Fight for Black Lives
● Evanston Grows
● Evanston History Center
● Evanston Latinos
● Evanston Own It
● Evanston Scholars
● Evanston/Skokie School District 65
● Evergreen Real Estate Group
● Family Focus
● Family Promise Chicago North Shore
● First Church of God CLC
● First Presbyterian Evanston
● First Repair
● FLAP (Farmworker and Landscaper Advocacy Project)
● HODC (Housing Opportunity Development Corporation)
● HOME (Housing Opportunities and Maintenance for the Elderly)
● HOW (Housing Opportunities for Women)
● Howard and Evanston Community Center
● Hear to Stay Committee
● Impact Behavioral Health Partners
● Inclusion Solutions
● Infant Welfare Society of Evanston
● Institute of Therapy Through the Arts
● Interfaith Action of Evanston
● James B. Moran Center for Youth Advocacy
● Joining Forces (Connections for the Homeless)
● Latinos en Evanston North Shore
● Law Center for Better Housing
● League of Women Voters
● The Lilac Tree
● Lutheran Social Services
● Lydia Home
● McGaw YMCA
● Meals on Wheels
● NAACP Evanston Branch
● NAMI Cook County North Suburban
● North Shore REALTIST Association
● North Shore Senior Center
● North Suburban Legal Aid Clinic
● Open Communities
● Oak Tree Village
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A58
● OTR Housing (formerly Over the Rainbow)
● PEER Services
● PIRHL
● Puerta Abierta
● Reba Early Learning Center
● Reba Place Church
● Reba Place Development Corporation
● Rebuilding Together North Suburban Chicago
● Rimland Collaborative Care for Individuals with Autism
● Rotary International
● Shore Community Services
● Shorefront Legacy Center
● The AUX
● The Cradle
● Transition House
● Turning Point Behavioral Health Care Center
● Unitarian Church of Evanston
● Young Black + Lit
● Youth & Opportunity United
● Youth Job Center Evanston
● YWCA Evanston/North Shore
Foundations
● Evanston Community Foundation
● Chicago Community Trust
● Kresge Foundation
● MacArthur Foundation
Academia
● DePaul University - Institute for Housing Studies
● Harvard University - Joint Center for Housing Studies
● Illinois Institute of Technology
● Loyola University
● New York University - Furman Center
● Northwestern University
● Oakton College
● University of California, Berkeley - Terner Center
● University of Chicago
● University of Illinois, Chicago
● University of Illinois, Urbana-Champaign
Financial Institutions
CDFIs (Community Development Financial Institutions) What are they?
● C3 Fund
● Chicago Community Loan Fund
● Chicago Investment Corporation (CIC)
● Corporation for Supportive Housing (CSH)
● Enterprise Community Loan Fund (Enterprise Community Partners)
● Habitat Mortgage Solutions (Habitat for Humanity)
Appendices: Housing4All Strategic Housing Plan, City of Evanston Page A59
● IFF
● Institute for Community Economics (National Housing Trust)
● LISC
● Low Income Investment Fund (LIIF)
● Mercy Community Capital (Mercy Housing)
● NCRC Community Development Fund (National Community Reinvestment Coalition)
● NeighborWorks Capital (NeighborWorks America)
● NHS (Neighborhood Housing Services / NLS (Neighborhood Lending Services
● NHT Community Development Fund (National Housing Trust)
● Partners for the Common Good
● Self-Help Ventures Fund (Self-Help Credit Union)
Other Financial Institutions
● Capital One
○ Woodstock Institute, Capital One Community Benefits Agreement
● Federal Home Loan Bank of Chicago
● Federal Home Loan Mortgage Corporation (Freddie Mac)
● Federal National Mortgage Association (Fannie Mae)
● Federal Reserve Bank
Literature
• Buchholz, M., Kemeny, T., Randolph, G., & Storper, M. (2026, January). Inequality, not
regulation, drives America's housing affordability crisis . [Working paper] International Inequalities
Institute, London School of Economics and Political Science.
https://researchonline.lse.ac.uk/id/eprint/131070
• McRae, Z., Sheppard, S., & Roy, A. (2026, January). Abundance for Who? Housing Access and
Affordability in High-Growth Metropolitan Areas. Georgetown Center on Poverty and Inequality.
https://www.georgetownpoverty.org/issues/abundance-for-who
• Solari, C., Stacy, C., & Chen, B. (2025, March). Building More Homes Isn’t Enough to Solve the
Housing Crisis. Urban Institute. https://www.urban.org/urban-wire/building-more-homes-isnt-
enough-solve-housing-crisis
Note: The City of Evanston does not endorse any products or services offered by any of the above
organizations.