1,000s in Berkeley County and Martinsburg, West Virginia Face Housing Crisis: 2 Bold Actions to Demand A Strategic Leadership and Implementation Response

Blip-Zip Summary

1,000s in Berkeley County, West Virginia, face a brutal reality: soaring housing costs and limited options. Despite past efforts, the dream of affordable housing remains elusive. While the population booms, the response has been insufficient. A public-private task force, data analysis, and innovative solutions are urgently needed to create a future where everyone has a safe and secure place to call home. An electronic copy of a Guide-Playbook on Solving the Housing Crisis and over 40 references is available upon request. You can find one of my articles on why addressing housing, a social determinant of health (SDOH) is crucial.

Blip-Zip Takeaways

1. Soaring rents, limited supply, and inaction leave thousands in Berkeley County facing an affordable housing crisis.
2. Current efforts have faltered and fallen under the radar due to status quo thinking, learned helplessness and blame-shifting.
3. Public-private collaboration, data-driven solutions, and innovative approaches are needed for long-term change.

Key Words and Themes

Affordable Housing, Berkeley County, Eastern Panhandle, Crisis, Solutions, Task Force, Data, Innovation

Manifestation of a Decades-Old Lingering Problem: HOUSING Needs a Strategy

West Virginia’s Eastern Panhandle faces an affordable, accessible, safe, and healthy housing problem, affecting 1000s of hard-working families and vulnerable populations. Despite the rhetoric and past efforts, affordable, safe, and healthy housing remains elusive. Berkeley County has grown by 40% since 2000 and continues to grow. Yet, the responses have been marginal and many officials acknowledge the problem privately. They suffer from status quo thinking and learned helplessness.

The recent influx of residents from the D.C. metro area and other areas has driven up rents and strained an already limited housing stock. For poorer residents, there are fewer places to live. As housing stock remains an issue, Martinsburg’s old Interwoven Mill Complex (pictured) is being redeveloped into apartments and commercial space.

Despite the growth and poverty levels, stakeholders continue to blame the pandemic, state planners, legislators, substance use, inflation, and uncontrolled development. They would be wise to acknowledge the problem’s systemic effects for many reasons followed by establishing a task force, quantifying needs, and implementing sustainable solutions.

Public And Social Services Officials See and Feel the Pinch Everyday

Maggie Garrido-Cortes, a housing program coordinator for Telamon has seen the issue multiple times, every day for years. As a former 211 operator tasked with helping callers find public health and community resources, she took calls for assistance, connecting people in need to service providers.  Maggie and others who work at Telcon help provide financial assistance and counseling and takes client referrals from state and city officials, and local nonprofits. During a recent public meeting on housing needs, Maggie noted, that more people are sleeping in their vehicles and motels around town are full of families as evidenced by seeing school buses picking up children living there.  

While West Viriginia is losing residents overall, the Eastern Panhandle is booming. In Berkeley County, where Martinsburg is the county seat, the population has grown by 19% over the last decade and the median income has risen 26% over the same time period. But affordable housing hasn’t kept up. According to Housing and Urban Development (HUD) the area needs some 1,330 new rental units to close the affordable housing gap. And as long-term residents across the broader region struggle to keep up with the area’s rising costs, the shortage is raising concern that the people most in need will be left behind. 

Clear and Present Evidence Necessitate Going Beyond The Status Quo  

Plans such as the CITY OF MARTINSBURG BERKELEY COUNTY, WEST VIRGINIA, FY 2021 Annual Action Plan – Substantial Amendment – HOME-ARP Allocation Plan are only a start and stay within the confines of HUD-only funding lanes.  According to the US Census, 25% of Martinsburg’s residents live in poverty another indicator of the problem. 

As the area has become a haven for people fleeing the higher cost of living in DC and other areas, demand has increased and housing stock in general has become scarce. According to one report from the city of Martinsburg, even as the local population grew, the number of housing units in the city shrunk in the mid-2010s, going from 8,400 in 2010 to 8,119 in 2015.

Consider the Martinsburg Housing Authority, which received a grant for 327 units in 2013. Have any units been added since? If not, we have denied 10% of the population, or 12,600 people, access to better housing alternatives and greater economic growth in the region.

United Way’s ALICE Report amplifies the challenges faced by hardworking families, including first responders, teachers, nurses, and police officers.  Of West Virginia’s 711,392 households, 17% earned below the Federal Poverty Level (FPL); 31% earned above the FPL but not enough to afford the basics. Together, 48% of the households were below the ALICE threshold (poverty + ALICE’s model estimates).

The problem is particularly pronounced in the Eastern Panhandle, which includes Berkeley, Jefferson and Morgan counties. On paper, many people are well off financially: federally-calculated median incomes for a family of four can range from $74,000 in Morgan to over $110,000 in Jefferson. But for the families that earn well below those incomes, affordable housing can be hard to find. 

As Demand Grows, Poor Or Working Poor Residents Are Left Behind

The National Low Income Housing Coalition highlights that West Virginia families earning $8.75 per hour must work 62 hours a week to afford a one-bedroom rental, sacrificing essentials like food and healthcare. Shortages of affordable rental units are chronic–33 units available per 100 low-income renters. They face financial insecurity, soaring rents, and possibility of eviction.

Demand for public housing, which is meant to help people with the lowest incomes, is also at a breaking point. In Martinsburg, there were 176 people on the public housing waiting list and 143 other households on the waiting list for federal Section 8 vouchers in 2022. 

Rent, meanwhile, continues to rise. The Department of Housing and Urban Development says that a 2023 fair market rent for a two-bedroom apartment plus utilities in Berkeley County is $1,122, a 24% increase from 2018. But for a family of four that is considered extremely low income, paying more than $800 a month would be difficult. 

It’s straining both people in need of affordable housing and the providers trying to help them. According to Jamila Jones, a Martinsburg nonprofit founder and economic development chair of the Jefferson County NAACP, “I understand from an economic development side that we want to be able to attract people to live here,” said. “But from a community development side, we also need to be creating places where people are able to afford it.”

A Growing Crisis Gets Attention But Learned Helplessness Is Not Enough

Local officials have acknowledged the need for affordable housing. In the city of Martinsburg’s 2018 comprehensive plan, the city council noted that “while Martinsburg’s relatively low home and rent costs when compared to its larger region may be attractive to new residents, many existing residents of the City struggle to afford housing.” 

But the same report concluded that due to the relatively low cost of housing in the Eastern Panhandle compared to other DC suburb communities, creating more affordable housing would be difficult.

Instead the council suggested that the city work to increase local salaries instead.  That sounds like a form of learned helplessness!

In the wake of the pandemic and amid a regional cost of living crisis, some local government officials want to return to the issue. In an recent interview David Haarberg, a Martinsburg City Council member, noted “I think we need to find out if there is a way to expand on existing programs, and if there are opportunities to grow subsidized housing,” Haarberg, who also works as a real estate appraiser, acknowledges these efforts are still in their infancy, even as more money comes in that could help.

Steps are being taken, but its not enough.  Earlier this year, a group of Eastern Panhandle officials released a plan outlining how they would spend $1.8 million from the federal American Rescue Plan Act to address local housing and homelessness issues. Roughly a fifth of the money has been marked for affordable housing development, though there are few public details about what that will look like. 

As advocates and city officials figure out what to do next, there are pockets of hope, not learned helplessness getting attention in downtown Martinsburg. After nearly five decades of sitting empty, developers are spending $80 million turning the Interwoven Mill and Perfection Garment complex into 387 apartments and a 5,500 square foot commercial complex. 

The former sock factory, a hulking mass of brick and glass, is already under construction and many are hopeful it will spur more development in the area. But a stark reminder of the local housing needs that won’t be affected by the project’s completion is visible from many of its windows: directly across the street, the Martinsburg Union Rescue Mission provides meals and beds to people experiencing homelessness in the area. Sources noted that rents are still being finalized. The current estimated price for a two-bedroom with utilities? $1,400 to $1,650. 

Too Complex or Unwilling to Take Ownership and Shift Blame?

Recognizing the problem, the Stubblefield Institute sponsored a forum on uncontrolled development, and United Way’s Housing held Summit, and a Martinsburg focus group explored  how to spend ARPA $1.5 million funds. It brought together legislators, home builders, housing advocates, and social services agencies to address barriers, gaps, and solutions to the lack of affordable, safe, and healthy housing. Topics such as zoning, benchmarking other housing coalitions, the impact of rental unit shortages, repurposing hotels to multi-family units or expanding services and funds to provide home repairs, modifications, and renovations,

We must not leave vulnerable individuals behind either. The elderly, disabled, veterans, high-risk students, domestic abuse victims, aging-out foster home youth, and those with HIV/AIDS  struggle to find suitable and safe housing. Many social services agency directors in the Family Resource Network of the Panhandle often struggle to meet their clients’ housing needs, with wait times ranging from weeks to months.

In addition to how poor indoor air quality, lead paint, and other hazards place children and families at great risk for multiple health problems such as asthma and greater expense to public health and healthcare systems, two notable examples of social care services stand out.

The West Virginia foster care system struggles to find housing—shortages, wait times–for aging-out youth. Expanding programs like Transitional Living, Foster Youth to Independence, and other options are needed. Opioid addiction takes a greater toll in West Virginia than any other state.

Investing in substance abuse services is a moral imperative and economic necessity. West Virginia’s substance abuse plan references housing 24 times and every dollar spent on services saves $4-7. Regrettably, notable projects underway like the Mountaineer Recovery Center are forced to halt construction of certified recovery residences due to delays and difficulties in acquiring funds for affordable housing, thus increasing the probability of relapse due to inadequate housing supply or structured living conditions.

Also Medicare and Medicaid officials acknowledge the need to address social drivers including housing as part of the health and healing processes and how poor or lack of living facilities drives up the costs of healthcare and public health services.

Where’s City and County Leadership?

Who’s following through? As a foundational step, a public-private task force is needed to start accelerating solving problems by developing a mission, vision, charter, and plan with short and long-term solutions, using the 2016 Berkeley County (recently removed from the website) and 2018 Martinsburg development plans and inputs from others as the foundation. The task force should include regional and community leaders, housing and rental advocates, social service agencies, and residents.

A long-term solution and systemic approach is required.  The mission and strategy must go beyond daily housing issues such as those through Telemon or the Regional Resource Center to create hope and results by quantifying the need. Telemon can only go so far.  It should allocate funds for affordable, safe, and healthy housing, revisit zoning constraints, and strengthen tenant protections. Integrated plans, policies, partnerships, and innovative solutions to consider such as tiny homes, pallet shelters, and modular homes are essential actions. Only a cross-functional task force can generate the momentum to solve short and long-term problems with sustainable solutions.

Conclusion and Call to Action: A Crossroads for Eastern Panhandle Housing

The harsh reality–West Virginia’s Eastern Panhandle – Martinsburg and Berkeley county’s housing crisis is undeniable. Soaring costs, limited supply, and inadequate infrastructure threaten to leave thousands struggling to find safe, affordable shelter. While past efforts deserve recognition, the current response – characterized by learned helplessness and finger-pointing – is failing our communities. It’s time for a bold strategic, collaborative, and data-driven approach to ensure everyone in our community has a safe and stable place to call home.

Establish a Public-Private Task Force: This cross-functional group, comprised of city and county leaders, regional players, community leaders, housing advocates, social service agencies, and residents, will develop a comprehensive plan with short and long-term solutions. They will facilitate the following:

Build on Past Successes: Learn from past initiatives and leverage existing partnerships to accelerate progress.

Update City and County Development Plans Together: Integrate the task force’s recommendations into existing development plans, ensuring alignment with long-term community goals.

Quantify the need: Gather data on the scope and severity of the crisis, including income levels, housing availability, and health impacts.

Find Multiple Funding Stream and Allocate resources: Advocate for funding for affordable housing development, infrastructure improvements, and tenant protections.

Explore innovative solutions: Consider tiny homes, modular housing, and repurposing existing structures.

Strengthen tenant protections: Advocate for fair rental practices and eviction prevention measures.

Revisit zoning regulations: Ensure zoning laws promote diverse housing options and address affordability concerns.

Involve Stakeholders: Engage residents, community organizations, and elected officials in shaping solutions and fostering accountability.

The time for excuses is over. The time for action is now. Let’s build a brighter future for our communities, brick by brick.

From Mountain State Spotlight.  Have you struggled to find affordable housing in the Eastern Panhandle? Tell us about it here.

Have you written your City Council or County Commission expressing your views, stories, and perspectives?

Let’s make it happen. Take action today!

This is not just about housing. It’s about creating a thriving community where everyone has the opportunity to reach their full potential. By working together, we can ensure that Berkeley County and Martinsburg are truly welcoming and inclusive places for all.

• Contact your elected officials: Demand they prioritize affordable housing in their agendas.
• Join a housing advocacy group: Lend your voice and support to organizations working for change.
• Educate yourself and others: Share information about the housing crisis and its impact on our community.
• Volunteer your time or skills: Support organizations providing affordable housing and related services.

Together, we can create a future where everyone has a place to call home.

Deep Dive Discussion Questions

1. Do you believe the current housing crisis in Berkeley County is a systemic issue or a result of individual circumstances? Why or why not?
2. What role do you think city and county leadership should play in addressing the affordable housing crisis?
3. If you were on the proposed public-private task force, what innovative solutions would you advocate for?
4. How can we overcome learned helplessness and finger-pointing to create a more collaborative approach to solving the housing crisis?
5. What can you do, personally, to advocate for affordable housing in your community?
6. Do you believe local leadership truly understands the depth and urgency of the affordable housing crisis in Berkeley County? Why or why not? This question encourages reflection on local leadership’s actions and understanding of the issue.
7. If you were on the proposed public-private task force, what specific actions would you advocate for to address the housing crisis? This prompts individuals to consider potential solutions and contribute to the discussion.
8. Imagine you are a resident struggling to find affordable housing in Berkeley County. What challenges would you face, and what support systems would you need? This fosters empathy and understanding of the lived experience of those affected by the crisis.
9. In your opinion, what role can technology and innovative solutions play in addressing the housing shortage? This encourages exploration of creative approaches beyond traditional methods.
10. How can we effectively combat learned helplessness and finger-pointing to foster collaboration and action on the housing issue? This prompts reflection on individual and community attitudes that hinder progress.

Professional Development and Learning Activities

1. Organize a community mapping exercise to identify areas with high housing costs, limited housing options, and vulnerable populations. This data can inform advocacy efforts and resource allocation.
2. Organize a community forum or workshop to educate residents about the housing crisis and available resources.
3. Conduct a research project to collect data on the scope and impact of the housing crisis in your community.
4. Advocate for the creation of a public-private task force to develop and implement solutions.
5. Volunteer with a local organization that provides affordable housing or related services.
6. Contact your elected officials to express your support for affordable housing initiatives.
7. Attend a webinar or training on best practices for affordable housing development and community engagement.
8. Organize a letter-writing campaign to local media outlets raising awareness about the housing crisis.
9. Start a social media campaign or blog to share information and resources on affordable housing.
10. Develop a budget plan to illustrate the affordability challenges faced by low-income residents.
11. Conduct a housing needs assessment in your community to identify specific gaps and challenges.

Resources, References, and Citations

1. United Way of Berkeley County: Housing Summit (2023) https://www.uwayep.org/housingsummit
2. Telamon Corporation: https://www.telamon.org/
3. Eastern Panhandle Regional Planning and Development Council: https://region9wv.com/home
4. City of Martinsburg: https://www.cityofmartinsburg.org/
5. Berkeley County Government: https://www.berkeleywv.org/
6. Martinsburg Housing Authority: https://www.affordablehousing.com/housing-authority-wv/martinsburg-housing-authority-788/
7. Martinsburg Union Rescue Mission: https://martinsburgunionrescuemission.com/
8. Berkeley County Planning Commission: Berkeley County Comprehensive Plan (2009) https://www.berkeleywv.org/DocumentCenter/View/405
9. Martinsburg City Council: Comprehensive Plan (2018) https://www.cityofmartinsburg.org/government/martinsburg-comprehensive-plan
10. Martinsburg Housing Needs Attention https://mountainstatespotlight.org/2023/11/21/affordable-housing-wv-eastern-panhandle-martinsburg/
11. West Virginia Department of Health and Human Resources: West Virginia Foster Care System https://dhhr.wv.gov/HealthCheck/fostercare/Pages/default.aspx
12. West Virginia Office of Drug Control and Policy: State Substance Abuse Plan 2022-2026 https://dhhr.wv.gov/office-of-drug-control-policy/gov-council/Pages/2020-2022-WV-Substance-Use-Response-Plan.aspx
13. U.S. Department of Housing and Urban Development: HUD User: Elderly https://www.huduser.gov/portal/home.html
14. West Virginia Housing Development Fund (WVHDF): “Welcome to the West Virginia Housing Development Fund!” – https://www.wvhdf.com/welcome
15. United Way of America: “ALICE Reports”  West Virginia  
16. Berkeley County Comprehensive Plan (2016): Link removed but a PDF copy is available on request.
17. City of Martinsburg Comprehensive Plan (2018)
18. Habitat for Humanity: https://www.habitat.org/
19. West Virginia Housing Coalition: https://www.facebook.com/wvceh/
20. Low Income Housing Tax Credit Coalition: https://www.taxcreditcoalition.org/
21. HUD Exchange: https://www.huduser.gov/portal/home.html
22. National Alliance to End Homelessness: https://endhomelessness.org/: https://endhomelessness.org/ (2024) – Advocates for policies and solutions to end homelessness.
23. Urban Institute: https://www.urban.org/: https://www.urban.org/ (2024) – Conducts research on housing, poverty, and other social and economic issues.
24. National Low Income Housing Coalition: https://nlihc.org/: https://nlihc.org/ (2024) – Provides research, advocacy, and resources on affordable housing issues
25. Center on Budget and Policy Priorities: https://www.cbpp.org/: https://www.cbpp.org/ (2024) – Conducts research and analysis on economic and social policy issues, including housing.
26. Mountain State Spotlight: https://mountainstatespotlight.org/: https://mountainstatespotlight.org/ (2024) – Nonprofit investigative news organization covering West Virginia
27. West Virginia Legislature: https://www.wvlegislature.gov/
28. West Virginia Association of Counties: https://wvexpo.com/about/cofounder/wv-association-of-counties-wvaco/
29. West Virginia Municipal League: https://www.wvml.org/
30. West Virginia Fair Housing Council: https://hrc.wv.gov/Pages/Housing.aspx
31. West Virginia Department of Health and Human Resources: https://dhhr.wv.gov/
32. West Virginia Department of Education: https://wvde.us/
33. West Virginia Department of Transportation: https://transportation.wv.gov/
34. West Virginia Healthcare Authority: https://hca.wv.gov/
35. Community Development Network of West Virginia: https://wvcad.org/
36. Housing Now! WV: https://www.casewv.org/housing
37. West Virginia Tenants Union: https://www.tenantsandworkers.org/
38. Family Resource Network of the Panhandle: https://frnotp.org/
39. Interwoven Mill Redevelopment Project: https://www.considermartinsburg.com/interwoven-mill
40. Eastern Panhandle Community Mental Health Center: https://www.eppsych.net/
41. Jefferson County Development Authority: https://jcda.net/
42. Jefferson County Housing Authority: https://www.jcha.com/
43. Eastern Panhandle Community Resources: https://epbr.net/consumer/county-resources/
44. Shenandoah Area Agency on Aging: https://seniorsfirst.info/
45. 211 West Virginia: https://wv211.org/ (Dial 2-1-1)

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About the Author

I am passionate about making health a national strategic imperative, transforming and integrating health and human services sectors to be more responsive, and leveraging the social drivers and determinants of health (SDOH) to create healthier, wealthier, and more resilient individuals, families, and communities. I specialize in coaching managers and leaders on initial development, continuously improving, or sustaining their Strategic Health Leadership (SHELDR) competencies to thrive in an era to solve wicked health problems and artificial intelligence (AI).

Visit https://SHELDR.COM or contact me for more BLIP-ZIP SHELDR advice, coaching, and consulting. Check out my publications: Health Systems Thinking:  A Primer and Systems Thinking for Health Organizations, Leadership, and Policy: Think Globally, Act Locally. You can follow his thoughts on LinkedIn and X Twitter: @Doug_Anderson57 and Flipboard E-Mag: Strategic Health Leadership (SHELDR)

Disclosure and Disclaimer:  Douglas E. Anderson has no relevant financial relationships with commercial interests to disclose.  The author’s opinions are his own and do not represent an official position of any organization including those he consulted.  Any publications, commercial products, or services mentioned in his publications are for recommendations only and do not indicate an endorsement. All non-disclosure agreements (NDA) apply.

References: All references or citations will be provided upon request.  Not responsible for broken or outdated links, however, report broken links to [email protected]

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