Welcome to Voices of Lyon, a podcast from Lyon County government. This is where we share the stories behind the services from the people keeping our community running to the programs that make Lyon County a great place to live, work, and play. Each episode, we'll take you inside county operations, highlight
local initiatives, and hear directly from the staff and partners making a difference every day. Today, we're exploring how Lyon County is helping residents take steps toward home ownership, find affordable housing, and improve their existing homes. From
first-time buyer programs and financial assistance to partnerships with developers building affordable housing, these programs open doors and make home ownership more attainable for everyone. Joining us is Gelani Marx, housing services manager, who has been at the
forefront of expanding access to safe and affordable homes. Gelani, thank you for being here to walk us through the pathways to home ownership and share how residents and developers alike can get involved. >> Morning. Morning. Thank you for having me. >> Of course. We're so happy you're here.
Um, if you could start out with telling us what Lyon County Housing Services Division, what is the mission and what is the division's role in supporting home ownership? >> Sure. So, Leyon County's Division of Housing Services has a mission of
administering programs to increase and preserve the stock of affordable housing in the community. Um, so these include uh programs such as down payment assistance for income eligible first-time home buyers. Um, we have a home ownership development program where
we partner with nonprofit organizations and small businesses um to create new units for um low-income first-time buyers. Um, we've got programs to preserve the stock of affordable housing like home rehabilitation, emergency home
repair, and um, home replacement. So, we can we can address uh issues of preserving affordable housing by making sure that uh, existing units are safe um, sanitary and habitable um, for the
for the households that live there. >> That's amazing. Can you discuss first define what SHIP funding is and then can you discuss the usage of SHIP funds locally and why it's important? >> Absolutely. So, SHIP stands for the
state housing initiatives partnership and SHIP is a statewide program. Uh the state of Florida allocates funding um for local governments to administer affordable housing programs across the state. and um local governments that
participate in the SHIP program receive annual allocations based on their population size. Um on average, Lyon County, we get approximately $700,000 uh annually in SHIP funding over the past few years. And we use that funding
to administer the programs I discussed before. Uh, home ownership development, down payment assistance, uh, home rehabilitation. Um, and we also use it for rental development. Um, we're also allowed to use our ship funding for some
uh special support services like we have an air property uh support services program that we recently started to help um folks who might have title issues u with inherited property. Uh because a lot of
times uh we see that folks who maybe inherited a piece of property from a a deceased relative and they don't have clear title um that's a barrier to some of the affordable housing programs or even uh disaster recovery programs. You
know, folks who um who don't have clear title can't benefit from our home rehabilitation program. um you know cuz sometimes maybe their relative passed away and the house is still um in the relative's name or it's going through probate. Um so those are those are
things that we can provide legal resources to help folks get cleared up so that they can benefit from FEMA assistance or from a home rehabilitation program if they need it. >> So you talked about some home developments. Can you talk about some of the recent housing developments housing
services has supported and what else is on the horizon for county residents? >> Yeah, absolutely. So, over the past few years, Leyon County has done a lot to address the highest affordable housing need in the community, which is affordable rental units specifically for
very lowincome households. Um, so we've invested um approximately $5.8 $8 million in direct funding in affordable rental units and we've also authorized um over $190 million in bond financing
for affordable rental projects. Um so these efforts are are expected to yield about 1,200 new units over the next 12 months. um specifically for uh very lowincome
uh households, which is the highest affordable housing need that we have. Um in addition to addressing rentals, we've also done a lot to create new units for home ownership. Uh we look at home ownership as an opportunity. Um
most uh working-class people in the United States, their their primary source of wealth comes from owning their home. So, we try to create opportunities for folks who um in some cases may not u have otherwise been able to afford home
ownership. We try to put subsidies um uh in addition to down payment assistance um to doing things to make home ownership more affordable specifically for the lower income households. So, since we launched our home ownership development program in 2023, uh we
funded the the development of 22 units, um we've administered approximately $1.5 million in SHIP funding. Um we've awarded that funding to small businesses and uh nonprofit organizations.
Um so, these are units that some of which uh approximately half of them have already been sold to income eligible buyers. um already and some of them are currently in in in development stages. Um one of the important partnerships
when it comes to home ownership is um we have a community land trust at the local level. Um and a community land trust is essentially a collective community ownership model for for for affordable housing and for land. So, we the county
and the city of Tallahassee partnered with a local nonprofit called the Tallahassee Lenders Consortium, and we have to give a shout out to them because they're one of our top partners in the community when it comes to affordable housing and fostering home ownership uh
opportunities. Um, but TLC administers the community land trust and essentially this is a a collective ownership model. So TLC has parcels of land, many of which were donated to them by the county or the city and they develop housing on
this land. Sometimes they use county funding like the ship home ownership development funding that I mentioned or sometimes they use funding from the city or a combination of both. And they actually develop homes that have long-term affordability restrictions on them. So, these are homes that are dedicated for low-income first-time home
buyers, and there are homes that for the long haul, these homes cannot be sold for an extreme profit. There's a limit on how much the folks who purchase these homes can can sell them for. And that makes sure that in addition to the
initial buyer of these homes being low income and uh getting a subsidy being able to access these homes for below market value, it means that the subsequent buyers of the homes also are able to access these homes for below market value. So the homes are set aside
specifically for low-income households for the long haul. Um so that community land trust is is special because like I said, it's a collective ownership model. Um the land itself remains under the ownership of the Tallahassee Lenders
Consortium and um the value of the land is actually separated from the cost of the house. So that makes the home more affordable. Um so when a when a when an income eligible buyer buys a community land trust home, essentially they're they're buying the home but leasing the
land. The land remains under collective ownership of the land trust. Um, so that guarantees that the home is affordable and that it remains affordable long term. So those are some of the creative types of things that we're doing here. Um, and we uh we think that uh they're
they're achieving results. >> That's amazing. Home ownership and making it affordable for all is so important, especially in our community today. Can you describe what pathways exist for someone buying their first home in Lyon County and who qualifies
for those programs? >> Sure. So, whenever we interact with someone who is interested in buying their first home, we always send them to the Tallahassee Lenders Consortium. Um, because TLC is
kind of a one-stop shop for home ownership. Um, most of the programs that I mentioned before, like down payment assistance and our home ownership development program, in order for a firsttime home buyer to actually benefit from any of these programs, they have to
attend a um, HUDcertified uh, home ownership education course. HUD being the US uh, Department of Housing and Urban Development. Um, so TLC is one of the organizations here that offers these HUDcertified home ownership
courses. So that's a requirement. That's an important first step. So we always send folks to TLC to make sure that they get that um that interaction and that education first. Uh so in addition to that, TLC also administers the down
payment assistance funding for both Lyon County and for the city of Tallahassee. So, we have a an agreement with TLC. In addition to the agreement, we have for them to administer the community land trust. Um, they also we we give
them some of our SHIP funding that's set aside for purchase assistance, which is used to cover a down payment or closing cost for income eligible households or income eligible first-time buyers. And for the county, um, the down payment
assistance program funds awards funds to households that are up to 120% of the area median or what we would consider moderate income. So just for example, for a fourperson household in Lyon County currently, a moderate
income, the income limit would be 110,000 approximately $111,000 a year for a four fourperson household. Um, for a single person household, it'll be approximately $77,000 a year. So, that's the income limit for what we would consider
moderate house, a moderate income household in Lyon County right now. Um, down payment assistance is the only program that we have that offers assistance to moderate income households. Most of our programs like home ownership development and um the
home rehabilitation programs we discussed before are exclusively for low-income households at 80% or below area median. So for a family of four, we're talking about approximately $74,000 a year or for a single person household, we're talking about a limit
of approximately $52,000 uh of income per year. So we see that there's a lot of variance um with these programs in terms of uh the income levels that they can serve, but we try to focus most of our efforts on um low-income households.
>> And what is offered in terms of down payment assistance or mortgage assistance through local partners like the Housing Finance Authority? So, we work we have a partnership with the Housing Finance Authority of Lyon County. Um, and they offer in addition
to bond financing for uh affordable rental developments, they also give the county funding for our emergency home repair program, um, which can be used to address, uh, issues that need to be mitigated immediately like roof leaks,
um, HVAC repairs, particularly in the summer. Um they also help to fund our annual spring home expo um which is coming up on April 11th. Um the housing finance authority is one of the essential partners that we have that um
that supports our our efforts and we also have a a partnership uh through our housing finance authority with Escambia County um which helps to fund down payment assistance programs throughout the state. Let's take a quick break to hear about
some upcoming events and programs in Leyon County. Want to record your own podcast, oral history, or voice over? The sound booth at the main library offers a professional studio completely free with your library card. Equipped with highquality microphones, recording
software, and a quiet, acoustically treated space, it's perfect for creators of all kinds. Reserve your session today at leount library.org/sound booth and bring your ideas to life. Thinking about buying a home or looking
for ways to care for the one you already have? The 2026 Spring Home Expo takes place on Saturday, April 11th from 9:00 a.m. to noon at the Leyon County Cooperative Extension on Paul Russell Road. Learn about firsttime home buyer
programs, home maintenance, sustainable gardening, and hurricane preparedness. There will also be live demonstrations and giveaways to help you make the most of your home. For details and registration, visit leyon county.gov/home
expo. >> Did you know your library offers more than just books? With the library of things from the Leyon County Public Library system, you can borrow useful items for projects, hobbies, and everyday needs. From tools and technology to creative equipment and more, it's a great way to try something
new without buying it yourself. Explore what's available and start borrowing today at leount library.org/ththings. >> We're back with Galani Marx, housing services manager. What opportunities are there for the developers listening to partner with the county to provide
affordable housing? >> So, the developers are absolutely essential when it comes to provision of affordable housing from a government standpoint. Um, we engage developers through our home ownership development program, both nonprofit organizations
um that are dedicated to the provision of affordable housing as well as uh we partner with a lot of small businesses through that program. And um we accept applications for home ownership development funding on a rolling basis. We award up to $100,000
per unit for eligible projects that meet all the project requirements. Um so we have an application that is open on our website, Leyon County Division of Housing Services and and um we we accept applications as long as funding is
available. >> You mentioned the home ownership development program and funding. How does that program work and what makes it unique? So, the home ownership development program, um, we launched it in 2023, and
it's basically a home construction loan program. Um, we offer up to $100,000 in funding per unit to developers that commit to constructing and selling said unit to an an income eligible household
within a contractual time frame. Um, now the houses do have to be sold with affordability restrictions to guarantee that they are affordable long-term, at least for a 30-year period. So, once the developers apply for the funding, uh, we kind of take a look at the the project,
we make sure it meets all the qualifications. We have a preference for projects that are actually within certain targeted areas that have historically experienced u disproportionate rates of poverty um including like Bond, Frenchtown,
South City, Griffin Heights and Providence. So those are the that's the neighborhood first program and we partner with the city of Tallahassee to um to address community development specifically in those areas. But um we fund home ownership development projects
throughout the county. So, we we we partner with uh developers, a lot of them are small businesses, and it's been a pretty successful program. Um, but we award up to $100,000 as a deferred forgivable loan to these developers um
to subsidize the development costs. And the way that we determine the award amount is if a developer says if they submit an application for a project. Let's say that a developer is trying to build a three bed, two bath, you know,
1500 ft² home. And this is a home that based on the location and reasonable, you know, market comparisons, um, it could be priced at approximately, uh, $285,000, right? Market value. So if based on the
budget that that developer submits in their application, we find that the development cost are $200,000 and the estimated uh market value is $285, then that would be a gap where if the project was eligible, we might fund that
developer $85,000 to help cover that gap um and subsidize the project. Now what would happen is that would be awarded as a deferred for forgivable loan to the developer. So, the developer would not be expected to pay this loan back unless they fail to construct and sell the unit
within the contractual time frame. So, as long as the developer does what they're supposed to do and they're able to finish constructing the unit and sell it to an income eligible county approved buyer within the contractual time frame, then that loan is forgiven. So, that's what makes it kind of unique. Um,
because it's not a regular construction loan program where we give a developer money and then they pay us back. It's a grant that's designed to function. It's a loan that's designed to function as a grant. So, as long as everything happens the way it's supposed to, um, we shouldn't have to be paid back and the
loan should be forgiven. Now, the other interesting aspect of it is that once the home is sold to an income eligible county approved buyer with affordability restrictions recorded on the property, that loan is forgiven for the developer,
but that initiates a loan period for the buyer. So, when the buyer buys the home, they're buying that home. Remember the example is uh $285,000 house. They're buying that home for $285,
but that $85,000 subsidy that the county put in, they're bene they're benefiting from that. So, that's $85,000 less that they don't have to finance through their first mortgage. So, that's a that's a that's a kind of a soft second. That's a um that's a subordinate mortgage for
$85,000 that they have with the county, but once again, it's a deferred forgivable loan. So, they don't have to make payments on that. So, while they're making payments on their mortgage, their first mortgage for the majority of the cost of the house, that $85,000 um is kind of just there. They don't
have to make payments on that loan. As long as they stay in the home, as long as they abide by the rules of the program, which means they continue to use the home as their primary residence for them and their family. They don't try to, you know, you know, move out of the house and use it as a rental property or they don't try to flip it
for a huge profit. The the goal of the program is to create opportunities for long-term stable affordable home ownership. The goal of the program is not, you know, to help somebody get into a house for really cheap and then they can flip it and or rent it out and sell
it and, you know, create a a hustle or a business opportunity. So, as long as they abide by the rules of the program, that loan will eventually become forgiven to them as well. Um, the loan has a 30-year period, but after the 10th year in the loan term, um, forgiveness
starts to be prrated. So, the amount that they would, uh, have to pay back if they were to default on the loan at that point starts to go down until eventually at the end of that loan period, it's forgiven. Now, one question that usually comes up when we're talking about the
affordability restrictions on these home ownership development projects, like for the buyer, right? So, we've got a 30-year term. Once the buyer purchases the home, that starts the clock on that 30 years. They don't have to stay in the home for that 30 years. They can sell that home. It's just that there are
affordability restrictions, meaning there are limits on how much they can sell the home for. They can make a profit off of that home during that period, but there are limits on how much profit they can make. It's a modest profit. And once again, the goal is so that that house is affordable, not just
for the initial buyer, but for subsequent buyers for that time, for the remainder of that uh affordability period. So, um yeah, I mean, folks can, you know, sell the home, they can move out of the home if they want to, as long as it's within the confines of the affordability restrictions. And if it's
not, then that just means that it would trigger a default against that uh whatever that loan amount is for the county subsidy and they may have to repay it back. But those are the conditions under which the loan would have to be repaid back. The goal is for nobody to have to repay repay the loan
back and for it to be forgiven. Does that make sense? >> Yeah. No, that's so important to ensure that it's not just a one person experiencing the affordable home. that down the line this will be an affordable home for the community going forward.
What are the opportunities for developers for rental units for affordable housing? >> Affordable rental is a big thing. Like I said, um the highest need for affordable housing in the community that we have right now is affordable rental units for very low-income households. Um the
county recently enhanced its rental development program um by allocating additional funding for rental developments. Um we do partner with our local HFA to evaluate applications from developers that are trying to gain
funding from the Florida Housing Finance Corporation at the state level. And we do have uh GAP financing and local government contributions that are available that we are accepting applications for. And um those applications can be uh accessed by
reaching out to the housing finance authority of Lyon County. >> You talked earlier a little bit about air property. What is air property and how why can it be a challenge? >> So heir's property is inherited after a
relative passes away and there is not clear title. There's not clear ownership of of the property and that can that can affect a lot of things. that can affect an ability to to access different programs like home rehabilitation or
home repair programs. It can affect the household's ability not having clear ownership or clear title can affect the household's ability to access disaster recovery services. There's a variety of things that that it can present an issue for. And we've we've we know that
lowincome households see a higher rate or experience difficulties related to heirs property at a higher rate. So this is something that in conversations with the community um it was brought up as an issue. It's something that in our
experiences administering the programs that we do we we we see that there are people who from time to time might not be eligible because they're experiencing an air of property situation. So, this is something that um we've been working on for a few years. We had a series of
um ARIS property workshops that we we partnered with Legal Services of North Florida a couple years ago and we had them in uh different neighborhoods around the county. And so that those conversations and those workshops offering legal resources to the community um kind of evolved and now in
addition to having conversations and we we also we've been promoting um legal services of North Florida and their heirs property services um at our home expo for for years as well. So promoting and connecting people in the community
with legal resources to help them get clear title and clear ownership of their property is something that we've been doing and it's kind of evolved into a a whole new level where now we're we're actually investing some of our ship funding in and serving those households with heirs property issues as well.
>> I know year round you're preparing for the county spring expo. Tell us more about the event and how it furthers the mission of the housing services division. So, we love the Home Expo. The Home Expo is a lot of fun. Um, the Home Expo is a
time where we get to open we get to open up our our facility over on Paul Russell Road and we get to invite the community in and um we usually partner with approximately two dozen uh community partners. There'll be nonprofit
organizations, groups like the Tallahassee Lenders Consortium, groups like Legal Services of North Florida. We have groups like um the city of Tallahassy's housing division. Um so we we we partner with a lot of different
groups that have resources that have information. Um we we have folks out there who talk about um home maintenance from various perspectives. We partner with the cooperative extension with whom we share a building and uh they they
usually do um a demonstration or a workshop on how you can grow food in your garden. So, we try to the home expo, we try to get really creative and approach the idea of home ownership and not just home ownership, but we offer resources for renters as as well. But we
try to look at home ownership and housing from a a holistic standpoint, you know, of making the space your own. um being as sustainable as you want to be as you can be. You know, learning how to grow food and learning how to how to maintain your home. Not just getting
into a house from a financial standpoint of how do I buy a house, but you know, how do you really survive and thrive in that home and and make it a space for you and your family to to live. >> Well, thank you so much, Galani, for joining us today. This has been
incredibly informative a conversation. Thank you for having me and um I appreciate it.