Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Brought to you by Scott P. Rogers, Funkhouser Real Estate Group, 540-578-0102, scott@HarrisonburgHousingToday.com
Tuesday, September 9, 2025
In 2023, Harrisonburg City Council approved a rezoning to allow for the development of Bluestone Town Center, an 89.75 acre community to be built on Garbers Church Road.
The community is intended to include "for sale" and "for rent" housing... each with income limitations to focus on providing housing to those who might not otherwise be able to afford it.
Rental Housing
Rental units (multifamily and townhomes owned and leased by Harrisonburg Redevelopment & Housing Authority or similar entity) will be leased to households (individuals or families) with income that does not exceed 80% of the area median income (AMI).
These "for rent" housing must be rented to households with those income limits for a period of 30 years.
For Sale Housing
Per the original proffers... for sale units (single family detached homes, manufactured homes and townhomes) must be sold to households with incomes between 80% and 120% of the area median income.
Per the proposed new proffers (to be considered by Planning Commission later this week)... for sale units (single family detached homes, manufactured homes and townhomes) must be sold to households with incomes below 120% of the area median income.
Now, let's get into AMI. This was my data source for the calculations below.
What Is 80% of our AMI?
The Area Median Income varies based on the number of persons in a household.
80% of AMI
- 1 person = $54,500
- 2 people = $62,250
- 3 people = $70,050
- 4 people = $77,800
- 5 people = $84,050
- 6 people = $90,250
- 7 people = $96,500
- 8 people = $102,700
If you are a single person (household of 1) you could rent at Bluestone Town Center if your household income is less than $54,500.
If you are a family of four, you could rent at Bluestone Town Center if your household income is less than $77,800.
What is 120% of our AMI?
- 1 person = $81,750
- 2 people = $93,375
- 3 people = $105,075
- 4 people = $116,700
- 5 people = $126,075
- 6 people = $135,375
- 7 people = $144,750
- 8 people = $154,050
If you are a single person (household of 1) you could buy at Bluestone Town Center if your household income is less than $81,750.
If you are a family of four, you could buy at Bluestone Town Center if your household income is less than $116,700.
I buried the lead...
The change in the proffers from "between 80% and 120% of AMI" to "below 120% AMI" is because the developer is working with a builder who indicates they can build homes that would be affordable to households with income below 80% of AMI... so they wanted to remove that lower limit.
And... the buried lead... apparently Bluestone Town Center has contracted with Ryan Homes (NVR) to build homes for sale.
