HOUSING NEEDS ASSESSMENT-CHURCHILL COUNTY, NEVADA
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Response to Request for Proposal (RFP#8528)
Desert Research Institute Institutional Economic Impact Report July 30,
2019
HOUSING NEEDS
ASSESSMENT-
CHURCHILL COUNTY,
NEVADA
PREPARED BY:
550 WEST PLUMB LANE, B459
RENO, NV 89509
(775) 232-7203
WWW.EKAYCONSULTANTS.COM
Housing Needs Assessment-Churchill County, Nevada TABLE OF CONTENTS EXECUTIVE SUMMARY .................................................................................................................................. I INTRODUCTION ............................................................................................................................................... 1 I. CHURCHILL COUNTY AND REGIONAL ECONOMY AND DEMOGRAPHICS........................... 2 Population Trends and Projections ......................................................................................................... 2 Table 1. Historical and Projected Population-Churchill County and Western Nevada Counties, ......................................................................................................................................................... 3 Population Characteristics .......................................................................................................................... 4 Table 2. Selected Demographic Characteristics-Churchill County and Western Nevada Counties .......................................................................................................................................................... 5 Table 3. Household Characteristics-Churchill County and Western Nevada Counties ........ 6 Table 4. Housing Occupancy Characteristics-Churchill County and Western Nevada Counties .......................................................................................................................................................... 7 Table 5. Income Characteristics-Churchill County and Western Nevada Counties .............. 8 Table 6. Mobility Characteristics-Churchill County and Western Nevada Counties............. 9 Employment Trends and Projections....................................................................................................10 Figure 1. Annual Employment-Churchill County and Western Nevada Counties ...............11 Figure 2. Annual Unemployment Rate-Churchill County and Western Nevada Counties 12 Table 7. Churchill County Firms, Employment, and Wages by Industry .................................13 Table 8. Reno-Sparks and Carson City MSA Long-Term Employment Projections (2014- 2024) ............................................................................................................................................................16 Table 9. Historical Annual Employment- Churchill County..........................................................17 Table 10. Projected Employees of Proposed Industrial and Business Parks in Churchill County ...........................................................................................................................................................19 Table 11. Projected Annual Employment- Churchill County .......................................................20 Table 12. Projected Future Commercial Projects based on Special Use Permit Applications- Churchill County........................................................................................................................................20 Figure 3. Churchill County Industrial Parks and Industrial Zoned Land.................................21 Table 13. Projected Fallon Navy Air Station Personnel and Housing .......................................22 Economic Development Strategies ........................................................................................................23 Location Quotient .........................................................................................................................................23 Figure 4. Churchill County Growth-Share Matrix-All Industries ................................................25
Housing Needs Assessment-Churchill County, Nevada
Figure 5. Churchill County Growth-Share Matrix-All Industries (Focus on Remaining
Industries) ...................................................................................................................................................26
Shift-Share Analysis .....................................................................................................................................27
Table 14. Churchill County Shift-Share Analysis ..............................................................................29
Commuting Flows .........................................................................................................................................30
Table 15. Counties of Employment for Churchill County Residents (with 1% or More of
Total) ............................................................................................................................................................30
Table 16. Counties of Residence for Churchill County Employees (with 1% or More of Total)
............................................................................................................................................................31
Conclusion........................................................................................................................................................31
II. CHURCHILL COUNTY RESIDENTIAL MARKET SUPPLY ...........................................................33
Existing Supply...............................................................................................................................................33
Overview ..........................................................................................................................................................33
Table 17. Churchill County Existing Housing Inventory by Type and Year Built.................33
Figure 6. Churchill County Vacancy Rate by Housing Type ..........................................................36
Figure 7. Churchill County Types of Vacant Housing Units ..........................................................37
Figure 8. Churchill County Adjusted Housing Vacancy Rate ........................................................38
Owner-Occupied Market ............................................................................................................................39
Table 18. Churchill County Single-Family and Manufactured Housing Quarterly Sales and
Median Price ...............................................................................................................................................39
Figure 9. Churchill County Single-Family Home Sales and Median Sales Price-New Single-
Family Homes.............................................................................................................................................40
Figure 10. Churchill County Single-Family Home Sales and Median Sales Price-Existing
Single-Family Homes ...............................................................................................................................41
Figure 11. Churchill County Manufactured Home Sales and Median Sales Price.................42
Renter-Occupied Market ............................................................................................................................43
Figure 12. Churchill County Occupancy Type Ratio for Occupied Housing Units ................44
Table 19. Churchill County Multi-Family Annual Units Sold and Average Price per Unit 45
Table 20. Churchill County Units Listed for Rent .............................................................................46
Table 21. Churchill County 2018 Monthly Rental Data for Select Properties .......................46
Figure 13. Churchill County Occupancy Type Ratio for Occupied Housing Units ................47
Table 22. Churchill County Summary of Low-Income Housing Inventory .............................49
Table 23. Churchill County HUD Income Limit Categories-Fiscal Year 2019 ........................50
Housing Needs Assessment-Churchill County, Nevada
Table 24. Churchill County Families by Income Range ..................................................................50
Housing Affordability ..................................................................................................................................51
Figure 14. Churchill County Median Monthly Gross Rent and Owner Housing Costs ........52
Figure 15. Churchill County Housing Cost as Percent of Household Income ........................53
Table 25. Churchill County Housing Price and Rent Affordability Levels for Top Occupations
............................................................................................................................................................54
Household Characteristics by Occupancy Type ................................................................................55
Figure 16. Churchill County Occupancy Type by Age Range........................................................56
Figure 17. Churchill County Occupancy Type by Educational Attainment.............................57
Projected Supply ...........................................................................................................................................57
Figure 18. Churchill County Persons per Household by Housing Type and Occupancy Status
............................................................................................................................................................58
Figure 19. Churchill County Residential Construction Activity ..................................................59
Figure 20. Churchill County Vacant Residential Land ....................................................................61
Conclusion........................................................................................................................................................62
III. CHURCILL COUNTY RESIDENTIAL MARKET DEMAND ..........................................................64
Table 26. Churchill County Relationship Between Employment and Residential Units ...65
Table 27. Churchill County Household Income Breakdown and Affordability-Existing
Residents ......................................................................................................................................................68
Table 28. Churchill County Household Income Breakdown and Affordability-Incoming
Residents ......................................................................................................................................................69
Table 29. Churchill County Home Affordability by Industry Wages for Projected Employees
............................................................................................................................................................70
Owner-Occupied Demand..........................................................................................................................71
Renter-Occupied Demand..........................................................................................................................73
Figure 21. Comparison of Residential Unit Breakdown-Churchill County and Washoe
County ...........................................................................................................................................................74
Conclusion........................................................................................................................................................75
LIMITING CONDITIONS & DISCLOSURES ............................................................................................77
APPENDIX 1-CHURCHILL COUNTY LOCATION QUOTIENTS-2013 AND 2018 ....................78
Housing Needs Assessment-Churchill County, Nevada i
EXECUTIVE SUMMARY
Ekay Economic Consultants, Inc. (EEC), in partnership with the Center for Regional Studies
at the University of Nevada, Reno, was retained by Churchill County to provide an overview
of the County’s housing market, including supply and demand factors for future growth of
the region. Key findings of the study are summarized below:
MARKET OVERVIEW
• Churchill County lost significant levels of population and employment during the Great
Recession. Both indicators are now recovering, with population expected to grow by
1% per year through 2023
o New residents moving to Churchill County from outside the State are youngest of
those moving to the rest of the region, with highest salaries in the region
• Employment is also recovering, with unemployment rates in the County below natural
unemployment rates and wage growth outpacing inflation
o Fastest growing industries in the County include Retail Trade, Health Care and
Social Assistance, Construction, Public Administration, and Transportation and
Warehousing
o Planned expansion of the Fallon Naval Air Base, as well as planned and existing
industrial and commercial developments will further lead to growth in
employment in the County
• The region in which Churchill County is located is experiencing significant employment
and population growth. As the region grows, housing availability and affordability is
pushing new residents further from the Reno-Sparks population center
o Close commuting ties between Churchill County and industrial parks in Fernley
and Tahoe Reno Industrial Center, along with cheaper housing prices create
demand for housing in the County
o County’s demographics, economy, transportation networks, and significant
amount of industrial land are well positioned to capitalize on the regional
growth
MARKET SUPPLY
• As the County recovers, housing construction in the County remains slow
o Only 2.1% of the County’s housing inventory (214 units) were added in the past
ten years (2010-2019)
Housing Needs Assessment-Churchill County, Nevada ii
o The County’s residential inventory is heavily weighted towards single-family
detached and manufactured homes-only 10.8% of total housing inventory is
made up of multi-family units (compared to 29.8% in Washoe County)
o Overall housing vacancy is estimated at 3.2%
• This has resulted in growth in prices for all residential uses. As of 1Q 2019 median
prices in Churchill County were estimated as follows:
o $292,000 for new single-family homes, compared to $204,523 in 3Q 2014, a
42.8% increase in an almost five-year period (no sales in 1Q or 2Q 2014)
o $249,750 for existing single-family homes, compared to $135,000 in 1Q 2014, an
increase of 85.0% over the five-year period
o $185,950 for manufactured homes, compared to $86,750 in 1Q 2014, an increase
of 114.4% over the five-year period
o $800 per month for rental units (apartments and single-family homes) with an
occupancy of 93.3%
• As of the date of this report, 71 single-family homes were actively listed for sale in
Churchill County
o A total of six homes were listed for rent, with a median asking price of $1,100
• Given the median family income in Churchill County in 2017 of $64,646 (inflated to
2019 levels), a family can afford to purchase a home priced at $285,000 or less, or a
rental unit with a monthly rent rate of $1,650 or less
o Of the 16 manufactured homes currently listed for sale, 12 homes (75%) have an
asking price lower than $285,000
o Of the 71 single-family homes currently listed for sale, 35 homes (49.3%) have
an asking price lower than $285,000
o Of the six homes shows to be available for rent in the County, all available homes
have an asking rental rate of less than $1,650
o This indicates that only 47 units listed for sale and six listed for rent are
affordable at County median income
• A family needs an income of $35,000 or more to afford median rental rate of $800 per
month
o 36% of all households in Churchill County make less than $35,000 in annual
income, indicating a significant demand for housing rents below $800
o Only 11 rental units with rental rates at or below $800 per month were reported
as available in the County by the end of 2018
• For future residential activity, there are currently 5,172 approved tentative map units
in Churchill County, of which 765 units have recorded final maps and 222 units have
closed escrow (sold)
o Of the sold units, all 222 units were single-family detached unitsHousing Needs Assessment-Churchill County, Nevada iii
o Only one single-family attached project has been approved, the Great Basin
Townhomes with 87 units
o Only 137 multi-family units have been planned, including an 80-unit affordable
multi-family housing project off Coleman Road led by Churchill County
MARKET DEMAND
• Affordability, household characteristics, and employment type are key determinants of
type of residential housing in Churchill County
• Analysis estimates 314 new non-industrial employees and 266 to 1,763 new industrial
employees in the County depending on the growth scenario1 between 2019 and 2023
o This results in a total of 581 to 2,077 new employees estimated for the County.
• According to Fallon NAS, an additional 230 residential units will be needed to provide
housing to its personnel following a planned expansion.
• Based on historical employment and residential unit relationship, as well as NAS
demand, demand for residential housing in Churchill County is estimated as a range of
840 to 2,411 residential units over the five-year analysis period. This includes:
o Low-growth scenario: 427 owner-occupied units and 383 rental units, with an
additional 30 units difficult to type.
o High-growth scenario: 1,924 owner-occupied units and 383 rental units, with an
additional 104 units difficult to type.
• A major finding of this report is lack of multi-family (apartment) product, including:
o Churchill County’s imbalance of multi-family units compared to other residential
types, low vacancy levels for rental products, few new multi-family projects, and
home affordability issues
o Low-income housing is particularly important as existing housing has extensive
wait lists ranging from six months to two years, with 170 persons on the waiting
list for one the subsidized locations
▪ Approximately 12.1% of all Churchill County families could qualify by
HUD standards as extremely low-income, 6.8% as very low-income, and
another 24.4% as low-income assuming a 3-person household
o This creates strong demand for new multi-family projects, especially those
focusing on affordable housing such as the Coleman Road project proposed by
Churchill County
1 The low-growth scenario assumes historical population/employment relationships and employment growth
levels. The high-growth scenario assumes the three industrial and one commercial parks in Churchill County
are developed similar to projects in Washoe County.Housing Needs Assessment-Churchill County, Nevada 1
INTRODUCTION
Ekay Economic Consultants, Inc. (EEC), in partnership with the Center for Regional Studies
at the University of Nevada, Reno, was retained by Churchill County to provide an overview
of the County’s housing market, including supply and demand factors for future growth of
the region. The housing needs assessment report is divided into three sections:
• Section I-Churchill County and Regional Economy and Demographics- includes an
overview of historical and projected demographic, employment, and other economic
data for Churchill County.
The significant growth in the Western Nevada region is impacting multiple
communities. The analysis also discusses population, employment and other growth
factors in the region, including Washoe, Storey, Carson City, and Lyon counties to
provide an understanding of regional growth allocations.
• Section II- Churchill County Residential Market Supply- provides an overview of the
current and projected future inventory of residential units in Churchill County. As the
residential market is divided into two primary components (renter-occupied and
owner-occupied), the analysis reviews the supply of both components in the County.
An overview of home affordability issues in Churchill County is also analyzed.
• Section III- Churchill County Residential Market Demand- estimates demand for
housing in Churchill County. This includes estimates of demand for owner and renter-
occupied housing based on wages by industry, rent rates, and current home prices, and
other demographic demand factors.
This section also compares demand estimates to existing supply of housing to
determine the need for additional housing in the County. Information is provided for
the entire housing market, as well as separately for owner and renter-occupied
properties to show future needs for the two types of properties in Churchill County.Housing Needs Assessment-Churchill County, Nevada 2
I. CHURCHILL COUNTY AND REGIONAL
ECONOMY AND DEMOGRAPHICS
This section provides an overview of historical and projected demographic, employment,
and other economic data for Churchill County. The significant growth in the Western
Nevada region is impacting multiple communities. The analysis also discusses population,
employment and other growth factors in the region, including Washoe, Storey, Carson City,
and Lyon counties to provide an understanding of regional growth allocations.
Much of the data for Washoe County is available at the Metropolitan Statistical Area (MSA)
level, while the Reno-Sparks MSA discussed in this report includes Washoe and Storey
counties. Though small in terms of population, Storey County is important to include in the
analysis as it is home to the Tahoe Reno Industrial Center (TRI Center), the driver of much
of the regional employment in the past few years. More employees were added to the TRI
Center than Washoe County in 2018,
Additionally, Carson City has the same geography as the Carson City MSA, so the two may
be used interchangeably.2 Some data may also be reported for the Reno-Carson City-
Fernley, NV Combined Statistical Area (CSA), which includes Washoe, Storey, Carson City,
Lyon, and Douglas counties.3
POPULATION TRENDS AND PROJECTIONS
The Western Nevada region, defined as Washoe, Storey, Carson City, and Lyon counties has
experienced a high level of growth as new companies moved to the area and existing
unemployment rates fell below natural employment levels. This has caused new residents
to move to the region to fill new employment opportunities. This growth in the overall
2 Metropolitan statistical areas consist of the county or counties (or equivalent entities) associated with at
least one urbanized area of at least 50,000 population, plus adjacent counties having a high degree of social
and economic integration with the core as measured through commuting ties.
3 Consists of two or more adjacent core based statistical areas (CBSAs) that have a high degree of employment
interchange. Metropolitan and micropolitan statistical areas are collectively referred to as "Core Based
Statistical Areas" (CBSAs).Housing Needs Assessment-Churchill County, Nevada 3
region will impact Churchill County, which is expected to house overflow employees from
the remainder of the region, as well as support internal growth in Churchill County.
Table 1 shows historical population growth for the Western Nevada counties, as well as
projections for future growth for these jurisdictions from the Nevada State Demographer.
Table 1. Historical and Projected Population-Churchill County and Western Nevada
Counties4,5
Churchill County Carson City Lyon County Storey County Washoe County
Year % % % % %
Population Population Population Population Population
Change Change Change Change Change
2000 26,247 53,095 37,393 3,897 333,566
2001 24,928 -5.0% 54,171 2.0% 37,329 -0.2% 3,714 -4.7% 353,271 5.9%
2002 25,116 0.8% 54,844 1.2% 38,777 3.9% 3,639 -2.0% 359,423 1.7%
2003 25,808 2.8% 55,220 0.7% 41,244 6.4% 3,736 2.7% 373,233 3.8%
2004 26,106 1.2% 56,146 1.7% 44,646 8.2% 3,797 1.6% 383,453 2.7%
2005 26,585 1.8% 57,104 1.7% 48,860 9.4% 4,012 5.7% 396,844 3.5%
2006 27,371 3.0% 57,701 1.0% 54,031 10.6% 4,110 2.4% 409,085 3.1%
2007 27,190 -0.7% 57,723 0.0% 55,903 3.5% 4,293 4.5% 418,061 2.2%
2008 26,981 -0.8% 57,600 -0.2% 55,820 -0.1% 4,384 2.1% 423,833 1.4%
2009 26,859 -0.5% 56,506 -1.9% 53,825 -3.6% 4,317 -1.5% 416,632 -1.7%
2010 26,360 -1.9% 55,850 -1.2% 52,334 -2.8% 4,234 -1.9% 417,379 0.2%
2011 25,136 -4.6% 56,066 0.4% 52,443 0.2% 4,123 -2.6% 421,593 1.0%
2012 25,238 0.4% 55,441 -1.1% 52,245 -0.4% 4,103 -0.5% 427,704 1.4%
2013 25,322 0.3% 54,668 -1.4% 52,960 1.4% 4,017 -2.1% 432,324 1.1%
2014 25,103 -0.9% 53,969 -1.3% 53,344 0.7% 3,974 -1.1% 436,797 1.0%
2015 25,126 0.1% 54,273 0.6% 53,277 -0.1% 3,984 0.3% 441,946 1.2%
2016 25,266 0.6% 55,182 1.7% 53,644 0.7% 4,043 1.5% 448,316 1.4%
2017 25,387 0.5% 55,438 0.5% 54,657 1.9% 4,084 1.0% 451,923 0.8%
2018 25,628 0.9% 56,057 1.1% 55,551 1.6% 4,227 3.5% 460,237 1.8%
2019* 25,872 1.0% 56,298 0.4% 56,344 1.4% 4,297 1.7% 464,630 1.0%
2020* 26,118 1.0% 56,541 0.4% 57,148 1.4% 4,369 1.7% 472,069 1.6%
2021* 26,367 1.0% 56,784 0.4% 57,963 1.4% 4,442 1.7% 478,355 1.3%
2022* 26,618 1.0% 57,029 0.4% 58,790 1.4% 4,516 1.7% 483,671 1.1%
2023* 26,871 1.0% 57,274 0.4% 59,629 1.4% 4,591 1.7% 488,201 0.9%
*Projected population.
The table shows all counties experienced growth in population starting 2016 (Lyon County
had a small decline in 2015 after the relocation of Amazon to Reno) as the region recovered
from the recession. After all counties shown in the table lost population during the
recession, Western Nevada counties are expected to continue to gain population over the
next five years, with Storey County projected to have the highest percentage increase. Due
4 Historical population from “Population Estimates of Nevada's Counties, Cities and Towns 2000 to 2018
Estimates”, Nevada State Demographer, Nevada Department of Taxation.
5 Projected population from “Five Year Population Projections for Nevada and its Counties 2019 to 2023
Based on the 2018 Estimate,” Nevada State Demographer, Nevada Department of Taxation.Housing Needs Assessment-Churchill County, Nevada 4 to Storey County’s low population, however, the volume of population growth in the County is expected to be lowest. Churchill County lost population since 2000, declining from 26,247 persons to 25,628 in 2018 (619 persons). Much of the decline happened in the last two recessions, 2001 and during and after the Great Recession (2007 through 2011). A small decline was also experienced in 2014. Since 2014, population in the County has grown and is projected by the State Demographer to continue to grow at 1% per year, exceeding its 2000 levels by 2021 and reaching 26,871 persons by 2023. POPULATION CHARACTERISTICS Tables 2-5 summarize demographic and important economic characteristics for Churchill County and other Western Nevada counties. Table 2 shows age and gender distributions for Churchill County and Western Nevada counties. The table shows Washoe County has the youngest residents based on median age, though the age increased from 37 to 38 in the five-year period between 2012 and 2017. Only 15% of Washoe County residents are aged 65 and over, with the highest percentage of population (7.8%) in the 25 to 29 years range. Storey County has the oldest median age at 54.7 in 2017, increasing from 52.8 in 2012. Almost 32% of Storey County’s population are over 65 years old, most than twice the ratio for Washoe County. Churchill County’s residents have the second lowest median age, after Washoe County. Its median age of 38.9 in 2017 is lower than 39.2 in 2012, indicating an increasingly younger population. Approximately 17.7% of the County’s population is aged 65 and over, but the County has the highest ratio of children aged under 18 (23.3%) compared to Western Nevada counties. Churchill County has a slighter higher ratio of males than females (50.7% versus 49.3% for females). Carson City has the highest ratio of males compared to other counties (51.3%), while Storey County has the highest ratio of females (also at 51.3%).
Housing Needs Assessment-Churchill County, Nevada 5
Table 2. Selected Demographic Characteristics-Churchill County and Western Nevada
Counties6
Churchill Carson Lyon Storey Washoe
Demographics
County City County County County
Median Age
2017 38.9 43.0 43.8 54.7 38.0
2012 39.2 41.6 40.6 52.8 37.0
2017 Age Distribution
Under 5 years 7.2% 5.2% 5.6% 3.2% 6.1%
5 to 9 years 7.5% 5.7% 7.1% 4.4% 6.1%
10 to 14 years 5.1% 6.0% 5.3% 2.3% 6.3%
15 to 19 years 5.6% 5.6% 6.2% 4.0% 6.2%
20 to 24 years 6.6% 6.1% 4.5% 3.2% 6.9%
25 to 29 years 6.6% 6.3% 5.6% 4.0% 7.8%
30 to 34 years 6.5% 5.9% 6.0% 3.1% 6.9%
35 to 39 years 6.1% 6.1% 5.5% 5.1% 6.2%
40 to 44 years 4.2% 5.2% 5.9% 5.4% 6.1%
45 to 49 years 6.1% 6.7% 6.0% 5.8% 6.5%
50 to 54 years 6.9% 7.0% 7.2% 10.2% 6.9%
55 to 59 years 7.9% 7.5% 7.2% 10.6% 6.8%
60 to 64 years 6.0% 7.2% 7.7% 7.0% 6.5%
65 to 69 years 6.0% 6.6% 7.7% 13.2% 5.5%
70 to 74 years 4.7% 4.6% 5.4% 9.7% 4.1%
75 to 79 years 3.0% 3.3% 3.8% 6.0% 2.4%
80 to 84 years 2.3% 2.1% 1.5% 2.2% 1.6%
85 years and over 1.6% 2.7% 1.7% 0.7% 1.5%
18 Years 76.7% 79.4% 77.9% 88.1% 77.8%
>65 Years 17.7% 19.4% 20.2% 31.8% 15.0%
2017 Gender Distribution
Male 50.7% 51.3% 50.5% 48.7% 50.3%
Female 49.3% 48.7% 49.5% 51.3% 49.7%
Table 3 shows household characteristics for Churchill County and Western Nevada
counties. The table shows Churchill County contains the second smallest number of
households, second only to Storey County. Washoe and Lyon Counties have the largest
average household size, at 2.53 for Washoe County and 2.59 for Lyon County. Carson City
and Storey County have smallest household size at 2.36 and 2.31 respectively. Churchill
County’s average household size of 2.41 in 2017 is much smaller than 2.64 in 2012,
6 U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates.Housing Needs Assessment-Churchill County, Nevada 6
indicating fewer people living in each housing unit. Churchill County’s average family size
at 3.0 persons per unit in 2017 is also smaller than 3.22 in 2012.
Churchill County’s ratio of households with children (under 18 years) or older residents (at
least one resident 60 years and older) declined between 2012 and 2017, indicating more
households with younger, work-aged householders and fewer children in households.
Table 3. Household Characteristics-Churchill County and Western Nevada Counties7
Churchill Lyon Storey Washoe
Households Carson City
County County County County
# of Households8
2017 9,734 22,158 20,127 1,665 173,519
2012 9,221 21,122 18,548 1,839 161,892
Average Household Size
2017 2.41 2.36 2.59 2.31 2.53
2012 2.64 2.54 2.76 2.16 2.56
% of Households w/ Children (>18 Years)
2017 26.6% 27.7% 30.7% 18.3% 29.9%
2012 28.7% 29.0% 32.2% 26.5% 32.2%
% of Households w/ At Least One Resident 60 Years and Over
2017 39.4% 46.4% 47.2% 54.2% 38.1%
2012 40.1% 40.9% 43.5% 49.0% 33.3%
# of Families9
2017 6,225 13,336 13,324 1,021 106,982
2012 6,371 13,156 12,784 1,247 101,810
Average Family Size
2017 3.00 3.00 3.11 2.73 3.15
2012 3.22 3.18 3.30 2.56 3.18
Table 4 shows housing occupancy characteristics for Churchill County and Western Nevada
counties. The table shows Storey County has the highest ratio of owner-occupied units in
2017, with 82.9% of all residential units in the County occupied by owners and 17.1% of
7 U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates.
8 According to US Census: “A household includes all the people who occupy a housing unit (such as a house or
apartment) as their usual place of residence. A household includes the related family members and all the
unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A
person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners
or roomers, is also counted as a household. The count of households excludes group quarters. There are two
major categories of households, "family" and "nonfamily."
9 According to US Census: “A family includes a householder and one or more people living in the same
household who are related to the householder by birth, marriage, or adoption. All people in a household who
are related to the householder are regarded as members of his or her family.”Housing Needs Assessment-Churchill County, Nevada 7
units occupied by renters. The lowest owner-occupied ratio was found in Carson City, with
55.0% of homes occupied by owners in 2017. Churchill County had 64.3% owner-occupied
units in 2017, an increase from 63.9% in 2012.
Table 4. Housing Occupancy Characteristics-Churchill County and Western Nevada
Counties10
Churchill Lyon Storey Washoe
Occupancy Carson City
County County County County
Owner-Occupied Housing
2017 64.3% 55.0% 70.8% 82.9% 57.7%
2012 63.9% 60.5% 70.4% 94.7% 58.6%
Renter-Occupied Housing
2017 35.7% 45.0% 29.2% 17.1% 42.3%
2012 36.1% 39.5% 29.6% 5.3% 41.4%
2017 Married Couple Family Household Occupancy
Owner-Occupied 78.3% 67.9% 77.1% 90.5% 73.8%
Renter-Occupied 21.7% 32.1% 22.9% 9.5% 26.2%
2017 Male Householder (No Wife) Occupancy
Owner-Occupied 45.8% 45.6% 59.5% 60.9% 46.0%
Renter-Occupied 54.2% 54.4% 40.5% 39.1% 54.0%
2017 Female Householder (No Husband) Occupancy
Owner-Occupied 34.9% 38.8% 49.4% 55.6% 40.1%
Renter-Occupied 65.1% 61.2% 50.6% 44.4% 59.9%
2017 Non-Family Household Occupancy
Owner-Occupied 53.2% 48.1% 69.8% 80.0% 45.0%
Renter-Occupied 46.8% 51.9% 30.2% 20.0% 55.0%
Table 4 provides additional details regarding occupancy statistics for various household
categories. Married couple households in Churchill County had a higher ratio of owner
occupancy, with 78.3% of these households living in owner-occupied housing. Non-family
households had a slightly higher ratio of owner occupancy than renters. Single
householders (male and female), on the other hand had a higher ratio of renter-occupied
homes than owner-occupied homes, especially for female households.
Table 5 shows income characteristics for Churchill County and Western Nevada counties.
Income levels are provided for different measurement levels (mean and median) and
measurement types (household, family, and per capita) to provide a broader base of
comparison. The table shows Storey County has the highest levels of income for all
measurement types and levels in 2017 and 2012, with the exception of family incomes,
10 U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates.Housing Needs Assessment-Churchill County, Nevada 8
which are higher for Washoe County. This is consistent with Washoe County’s larger family
sizes compared to Storey County.
Table 5. Income Characteristics-Churchill County and Western Nevada Counties11
Churchill Carson Lyon Storey Washoe
Income
County City County County County
Median Household Income
2017 $ 46,914 $ 49,341 $ 50,920 $ 63,607 $ 58,595
2012 $ 54,538 $ 53,987 $ 46,088 $ 62,561 $ 53,994
Mean Household Income
2017 $ 61,501 $ 66,713 $ 62,590 $ 80,037 $ 79,364
2012 $ 63,984 $ 66,703 $ 54,485 $ 71,793 $ 73,410
Median Family Income
2017 $ 59,589 $ 65,357 $ 60,381 $ 66,870 $ 72,533
2012 $ 63,295 $ 65,299 $ 52,561 $ 69,375 $ 65,047
Mean Family Income
2017 $ 71,469 $ 80,159 $ 70,552 $ 81,884 $ 94,190
2012 $ 73,155 $ 78,880 $ 60,492 $ 79,807 $ 85,714
Per Capita Income
2017 $ 25,211 $ 28,044 $ 25,063 $ 36,388 $ 31,879
2012 $ 25,134 $ 26,874 $ 21,003 $ 33,043 $ 29,024
Table 5 shows Churchill County has lowest income amounts for all income levels and types.
The table also shows all measures, with the exception of per capita income, in Churchill
County declined between 2012 and 2017. Per capita income increased slightly for the
County.
Table 6 reports total mobility and age and income characteristics for Churchill County and
Western Nevada counties. These data show movements for all county residents within the
past 12 months. The table shows 2,281 persons moved to Churchill County from outside
the County. Of these, 1,479 residents moved from outside the state of Nevada, and 100
from abroad. The highest number of persons moving to Churchill County from outside the
County was in the 5 to 17 years age range (389 persons), followed by 20 to 24-year olds
(338 persons). Median age of those moving to Churchill County from outside of Nevada in
2017 was 24.3, with those moving from abroad at 49.4 years.
11 U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates.Housing Needs Assessment-Churchill County, Nevada 9
Table 6. Mobility Characteristics-Churchill County and Western Nevada Counties12
Churchill Carson Lyon Storey Washoe
Mobility
County City County County County
2017 Mobility of Population w/in Last 12 Months
Same House 18,782 42,843 43,080 3,209 353,279
Moved w/in Same County 2,670 4,842 3,487 22 58,713
Moved from Different NV County 802 3,328 2,577 336 6,689
Moved from Different State 1,379 2,648 2,656 290 18,907
Moved from Abroad 100 159 87 - 2,379
Moved from Outside County 2,281 6,135 5,320 626 27,975
2017 Mobility of Population (% of Total Population)
Same House 79.1% 79.6% 83.0% 83.2% 80.3%
Moved w/in Same County 11.3% 9.0% 6.7% 0.6% 13.3%
Moved from Different NV County 3.4% 6.2% 5.0% 8.7% 1.5%
Moved from Different State 5.8% 4.9% 5.1% 7.5% 4.3%
Moved from Abroad 0.4% 0.3% 0.2% 0.0% 0.5%
2017 Moving from Outside County-Age
1 to 4 years 281 139 328 28 1,069
5 to 17 years 389 844 1,107 60 2,708
18 and 19 years 21 197 40 31 2,262
20 to 24 years 338 553 441 43 3,820
25 to 29 years 247 696 370 74 3,660
30 to 34 years 150 597 443 23 2,454
35 to 39 years 76 282 372 52 1,460
40 to 44 years 117 316 297 34 1,706
45 to 49 years 51 327 267 55 1,285
50 to 54 years 160 655 242 12 1,267
55 to 59 years 77 289 351 60 1,644
60 to 64 years 59 441 398 23 1,688
65 to 69 years 204 328 308 - 1,208
70 to 74 years 44 160 113 93 596
75 years and over 67 311 243 38 1,148
2017 Median Age of Mobile Residents
Same House 45.7 46.2 47.5 57.0 41.8
Moved w/in Same County 25.0 29.4 29.8 46.5 28.5
Moved from Different NV County 42.1 32.8 32.6 35.3 27.7
Moved from Different State 24.3 37.9 33.3 56.4 32.4
Moved from Abroad 49.4 39.5 38.8 - 33.2
12 U.S. Census Bureau, 2013-2017 American Community Survey 5-Year Estimates.Housing Needs Assessment-Churchill County, Nevada 10
Table 6. Mobility Characteristics-Churchill County and Western Nevada Counties
(continued)
Churchill Carson Lyon Storey Washoe
Mobility
County City County County County
2017 Moving from Outside County-Income (Aged 15+)
No income 209 961 734 44 4,094
$1 to $9,999 or less 318 1,079 594 98 5,882
$10,000 to $14,999 179 400 608 107 1,913
$15,000 to $24,999 229 880 679 147 3,434
$25,000 to $34,999 294 628 365 - 2,516
$35,000 to $49,999 183 506 524 8 2,347
$50,000 to $64,999 70 265 269 50 1,179
$65,000 to $74,999 29 188 60 32 700
$75,000 or more 155 367 350 52 2,813
2017 Median Individual Income of Mobile Residents
Same House $25,821 $30,447 $26,936 $31,712 $ 31,486
Moved w/in Same County $25,321 $20,891 $24,086 $25,000 $ 25,419
Moved from Different NV County $14,327 $21,268 $21,137 $ - $ 15,878
Moved from Different State $27,051 $22,645 $23,582 $14,569 $ 25,658
Moved from Abroad $ - $ - $ - $ - $ 21,875
Table 6 also shows mobility information by income. Individuals aged 15 and over moving
to Churchill County from outside the County had a median individual income of $14,327
when coming from a different county within the State, and $27,051 when moving from a
different state. No income information for residents moving from abroad was provided by
the US Census Bureau.
EMPLOYMENT TRENDS AND PROJECTIONS
The driving force behind population growth in the Western Nevada region is growth in
employment, as new companies streamed into the region following the recession. Figure 1
shows historical employment data for Churchill County and Western Nevada region.
The figure shows all counties were impacted by the recession, though the impact varied.
Some, like Washoe County have recovered strongly, with the County’s 2018 employment
(221,807) now exceeding its peak employment in 2006 of 218,159. Storey County’s
employment declined slightly between 2008 and 2009 (from 2,983 to 2,807) beforeHousing Needs Assessment-Churchill County, Nevada 11 reaching an impressive 17,214 employees in 2018, mainly through growth in the TRI Center. Figure 1. Annual Employment-Churchill County and Western Nevada Counties1314 Carson City, Lyon, and Churchill counties have yet to recover their pre-recession employment levels, though all counties are experiencing growth in employment post- recession. As of 2018, Carson City was down 1,916 jobs from its 2007 levels, Churchill County was down 404 jobs, and Lyon County, 1,139 jobs. Figure 2 shows unemployment rates for Churchill County and Western Nevada counties. The figure shows all unemployment rates peaked in 2010, with the highest unemployment rate in Lyon County (17.5%) and lowest in Churchill County (12.4%). By April 2019, unemployment rates for all counties were significantly lower at 3.6% for Carson City, 3.4% for Churchill County, 4.4% for Lyon County, 3.5% for Storey County, and 2.9% for Washoe County. 13Nevada Department of Employment, Training, and Rehabilitation, QCEW. 14Employment estimates for Churchill County include only a portion of Fallon Naval Air Station employment, due to nuances of employment reporting by military to local and state governments.
Housing Needs Assessment-Churchill County, Nevada 12
Figure 2. Annual Unemployment Rate-Churchill County and Western Nevada
Counties15
*2019 data as of April 2019.
Washoe County’s unemployment rate is well below the national long-term natural rate of
unemployment of 4.6% as of the 2nd Quarter 2019.16 Since 1990, Washoe County had only
four months with lower unemployment rates (2.5% in October 1999, 2.7% in November
1999, and 2.8% in September and December 1999).
Counties such as Churchill and Lyon, which lost employment since the recession, are seeing
declining unemployment rates due to loss of population and resulting workforce levels,
which are used to estimate unemployment rates. These declines in population are shown
in Table 1.
Table 7 shows changes in the number of employment establishments, employees, and
wages for Churchill County in five-year periods between 2008, 2013, and 2018. These data
are shown for major industry sectors.
15 Nevada Department of Employment, Training, and Rehabilitation, LAUS.
16 FRED (Federal Reserve Economic Data), Federal Reserve Bank of St. Louis.Housing Needs Assessment-Churchill County, Nevada 13 Table 7. Churchill County Firms, Employment, and Wages by Industry17 Summary 2008 2013 2018 Total Establishments 709 653 646 Total Employment 8,702 7,724 8,345 Ave. Weekly Wage $726 $801 $919 Total Annual Payroll $328,333,447 $321,540,008 $398,986,677 Establishments Count % of Total Count % of Total Count % of Total 11 - Agriculture, Forestry, Fishing & Hunting 32 4.5% 30 4.6% 32 5.0% 21 - Mining, Quarrying, and Oil and Gas Extraction - 0.0% 4 0.6% 5 0.8% 22 - Utilities 7 1.0% 8 1.2% 6 0.9% 23 - Construction 94 13.3% 75 11.5% 76 11.8% 31-33 Manufacturing 26 3.7% 19 2.9% 23 3.5% 42 - Wholesale Trade 31 4.4% 25 3.8% 24 3.8% 44-45 Retail Trade 85 12.0% 68 10.4% 71 11.0% 48-49 Transportation and Warehousing 33 4.7% 39 6.0% 33 5.1% 51 - Information 8 1.1% 9 1.4% 7 1.0% 52 - Finance and Insurance 38 5.4% 30 4.6% 32 4.9% 53 - Real Estate and Rental and Leasing 39 5.5% 32 4.9% 26 4.0% 54 - Professional and Technical Services 53 7.5% 58 8.9% 52 8.1% 55 - Management of Companies and Enterprises 5 0.7% 5 0.8% 7 1.0% 56 - Administrative and Waste Services 45 6.3% 42 6.4% 39 6.1% 62 - Health Care and Social Assistance 54 7.6% 54 8.3% 51 7.9% 71 - Arts, Entertainment, and Recreation 18 2.5% 21 3.2% 21 3.3% 72 - Accommodation and Food Services 56 7.9% 51 7.8% 56 8.6% 81 - Other Services (except Public Administration) 44 6.2% 46 7.0% 49 7.5% 92 - Public Administration 32 4.5% 27 4.1% 29 4.5% 99 - Unclassified 9 1.3% 10 1.5% 8 1.2% Employment Count % of Total Count % of Total Count % of Total 11 - Agriculture, Forestry, Fishing & Hunting 285 3.3% 267 3.5% 310 3.7% 21 - Mining, Quarrying, and Oil and Gas Extraction - 0.0% 17 0.2% 33 0.4% 22 - Utilities 147 1.7% 136 1.8% 125 1.5% 23 - Construction 777 8.9% 504 6.5% 765 9.2% 31-33 Manufacturing 436 5.0% 383 5.0% 548 6.6% 42 - Wholesale Trade 193 2.2% 175 2.3% 151 1.8% 44-45 Retail Trade 1,126 12.9% 972 12.6% 1,056 12.7% 48-49 Transportation and Warehousing 505 5.8% 765 9.9% 730 8.8% 51 - Information 208 2.4% 171 2.2% 151 1.8% 52 - Finance and Insurance 183 2.1% 129 1.7% 133 1.6% 53 - Real Estate and Rental and Leasing 139 1.6% 102 1.3% 86 1.0% 54 - Professional and Technical Services 251 2.9% 231 3.0% 262 3.1% 55 - Management of Companies and Enterprises 12 0.1% 4 0.1% 5 0.1% 56 - Administrative and Waste Services 729 8.4% 344 4.5% 450 5.4% 62 - Health Care and Social Assistance 1,009 11.6% 933 12.1% 925 11.1% 71 - Arts, Entertainment, and Recreation 404 4.6% 374 4.8% 387 4.6% 72 - Accommodation and Food Services 669 7.7% 604 7.8% 665 8.0% 81 - Other Services (except Public Administration) 177 2.0% 207 2.7% 184 2.2% 92 - Public Administration 753 8.7% 745 9.6% 801 9.6% 99 - Unclassified 699 8.0% 661 8.6% 582 7.0% 17 Nevada Department of Employment, Training, and Rehabilitation, QCEW.
Housing Needs Assessment-Churchill County, Nevada 14
Table 7. Churchill County Firms, Employment, and Wages by Industry (continued)
Summary 2008 2013 2018
% of % of % of
Average Weekly Wages Count Average Count Average Count Average
11 - Agriculture, Forestry, Fishing & Hunting $ 497 68.5% $ 526 65.7% $ 630 68.5%
21 - Mining, Quarrying, and Oil and Gas Extraction $ - 0.0% $ 1,425 177.9% $ 1,148 124.9%
22 - Utilities $ 1,315 181.1% $ 1,358 169.5% $ 1,693 184.1%
23 - Construction $ 923 127.1% $ 1,116 139.3% $ 1,172 127.5%
31-33 Manufacturing $ 862 118.8% $ 1,025 127.9% $ 1,383 150.4%
42 - Wholesale Trade $ 504 69.4% $ 601 75.0% $ 685 74.5%
44-45 Retail Trade $ 492 67.7% $ 482 60.2% $ 564 61.4%
48-49 Transportation and Warehousing $ 1,129 155.6% $ 1,369 171.0% $ 1,534 166.9%
51 - Information $ 843 116.1% $ 871 108.7% $ 896 97.4%
52 - Finance and Insurance $ 682 93.9% $ 771 96.3% $ 904 98.3%
53 - Real Estate and Rental and Leasing $ 370 51.0% $ 405 50.6% $ 489 53.2%
54 - Professional and Technical Services $ 997 137.3% $ 1,053 131.5% $ 1,358 147.7%
55 - Management of Companies and Enterprises $ 1,263 174.0% $ 900 112.4% $ 2,954 321.3%
56 - Administrative and Waste Services $ 875 120.5% $ 893 111.5% $ 794 86.3%
62 - Health Care and Social Assistance $ 796 109.6% $ 848 105.9% $ 989 107.6%
71 - Arts, Entertainment, and Recreation $ 383 52.8% $ 404 50.4% $ 461 50.2%
72 - Accommodation and Food Services $ 244 33.6% $ 288 36.0% $ 334 36.3%
81 - Other Services (except Public Administration) $ 432 59.5% $ 432 53.9% $ 452 49.1%
92 - Public Administration $ 939 129.3% $ 959 119.7% $ 1,087 118.3%
99 - Unclassified $ 782 107.7% $ 810 101.1% $ 916 99.7%
The table shows the number of establishments in the County fell between 2008 to 2013
and 2018. Total employment fell between 2008 and 2013, but increased between 2013
and 2018, though it remains lower than 2008 levels.
Average weekly wages increased from $726 in 2008 to $801 in 2013 and to $919 in 2018.
Adjusted to 2018 dollars, wages still show an increase during this period from $847 in
2008, $863 in 2013, and $919 in 2018.
Table 7 shows the highest increase in the number of establishments between 2013 and
2018 was in the Accommodation and Food Services industry, which gained 5
establishments. Highest loss of establishments was in the Transportation and
Warehousing, Real Estate, and Professional and Technical Services industries. Each
industry lost six establishments.
The highest number of employees added between 2013 and 2018 was in the Construction
industry with 261 new employees. The highest loss was in the Transportation and
Warehousing industry, which lost 35 employees during this period. The Retail TradeHousing Needs Assessment-Churchill County, Nevada 15 industry had the highest number of employees during each of the three periods, with 1,056 employees in 2018. Highest average weekly wage increases occurred in the Management of Companies and Enterprises (gain of $2,054 per week) between 2013 and 2018, though the industry had only 4 employees in 2013 and 5 employees in 2018. Only two industries reported a wage decline during this period. The Mining, Quarrying, and Oil and Gas Extraction industry reported a decline in average weekly wages of $277, and Administrative and Waste Services incurred a loss of $99 per week. Highest wages in Churchill County in 2018 were in the Management of Companies and Enterprises industry, which at $2,954 per week was 321.3% higher than average wage for the County. Lowest wages in 2018 were in the Accommodation and Food Services industry at $334 per week or 36.3% of average countywide wages. Employment projections are calculated by the Nevada Department of Employment, Training, and Rehabilitation at the MSA level. As a result, these projections are available for the Reno-Sparks and Carson City MSAs but not available for Lyon and Churchill counties. Table 8 shows long-term employment projections for the period 2014-2024 are calculated for select industries only, omitting projections for the agriculture and mining industries. For industries included in the report, a total of 62,766 new jobs are expected to be added to the Reno-Sparks MSA between 2014 and 2024. The highest number of new jobs (9,778 jobs) is expected to be in the Manufacturing industry. Other industries with large employment growth are expected to be in Accommodation and Food Services (8,752 jobs) and Educational Services (6,685 jobs). Carson City MSA is expected to gain 6,035 jobs between 2014 and 2024. Highest gains are expected in the Health Care and Social Assistance (987 jobs), Retail Trade (864 jobs), and Educational Services (808 jobs) industries.
Housing Needs Assessment-Churchill County, Nevada 16
Table 8. Reno-Sparks and Carson City MSA Long-Term Employment Projections
(2014-2024)18
Reno-Sparks MSA
Base Projected Numeric Percent
Industry Employment Employment Change Change
Utilities 694 782 88 12.7%
Construction 11,515 17,506 5,991 52.0%
Manufacturing 12,669 22,447 9,778 77.2%
Wholesale Trade 8,986 11,110 2,124 23.6%
Retail Trade 22,040 28,130 6,090 27.6%
Transportation and Warehousing 13,989 16,862 2,873 20.5%
Information 2,021 2,262 241 11.9%
Finance and Insurance 5,596 6,568 972 17.4%
Real Estate and Rental and Leasing 3,539 4,378 839 23.7%
Professional, Scientific, and Technical Services 9,708 12,726 3,018 31.1%
Management of Companies and Enterprises 2,742 3,049 307 11.2%
Administrative, Support & Waste Management 14,589 19,899 5,310 36.4%
Educational Services 16,260 22,945 6,685 41.1%
Health Care and Social Assistance 22,425 28,430 6,005 26.8%
Arts, Entertainment, and Recreation 5,248 5,498 250 4.8%
Accommodation and Food Services 30,021 38,773 8,752 29.2%
Other Services (Except Government) 6,162 8,321 2,159 35.0%
Government 11,478 12,762 1,284 11.2%
Total 199,682 262,448 62,766 31.4%
Carson City MSA
Base Projected Numeric Percent
Industry Employment Employment Change Change
Utilities - - - 0.0%
Construction 973 1,427 454 46.7%
Manufacturing 2,667 3,372 705 26.4%
Wholesale Trade 486 616 130 26.7%
Retail Trade 3,050 3,914 864 28.3%
Transportation and Warehousing - - - 0.0%
Information 249 296 47 18.9%
Finance and Insurance 737 839 102 13.8%
Real Estate and Rental and Leasing 321 389 68 21.2%
Professional, Scientific, and Technical Services 746 997 251 33.6%
Management of Companies and Enterprises 339 377 38 11.2%
Administrative, Support & Waste Management 884 1,192 308 34.8%
Educational Services 1,751 2,559 808 46.1%
Health Care and Social Assistance 3,710 4,697 987 26.6%
Arts, Entertainment, and Recreation 1,101 1,107 6 0.5%
Accommodation and Food Services 2,226 2,973 747 33.6%
Other Services (Except Government) 626 774 148 23.6%
Government 7,604 7,976 372 4.9%
Total 27,470 33,505 6,035 22.0%
Employment growth is driven by two factors: household and commercial demand for goods
and services. As population grows, the number and size of businesses providing services to
18“DETR Research and Analysis Bureau Employment Projections.” Nevada Department of Employment,
Training, and Rehabilitation (DETR).Housing Needs Assessment-Churchill County, Nevada 17
residents (such as retail, food and beverage, entertainment, and more) also grow. This
creates growth in household-driven (non-industrial) employment and can be projected
based on population growth expectations in an area. Industrial businesses (transportation
and manufacturing) depend less on local area population and more on other factors such as
economic health, location, and transportation. Employment in these sectors is best
projected using historical data and data for planned development in an area.
Table 9 shows recent historical changes in industrial and non-industrial employment in
Churchill County. The table shows non-industrial employment in Churchill County
between 2000 and 2018 averaged 0.27 jobs per County resident. Industrial employment
growth between 2000 and 2018 in Churchill County averaged 3.9% per year.
Table 9. Historical Annual Employment- Churchill County19
Non-Industrial
Employment20 Industrial Employment
Empl./ %
Year Population Employment Capita Employment Change
2000 26,247 7,449 0.28 692
2001 24,928 7,139 0.29 847 22.4%
2002 25,116 7,174 0.29 722 -14.8%
2003 25,808 7,238 0.28 710 -1.7%
2004 26,106 7,456 0.29 710 0.0%
2005 26,585 7,762 0.29 845 19.0%
2006 27,371 7,818 0.29 936 10.8%
2007 27,190 7,790 0.29 959 2.5%
2008 26,981 7,761 0.29 941 -1.9%
2009 26,859 7,092 0.26 1,022 8.6%
2010 26,360 6,810 0.26 1,008 -1.4%
2011 25,136 6,626 0.26 1,033 2.5%
2012 25,238 6,524 0.26 1,108 7.3%
2013 25,322 6,568 0.26 1,148 3.6%
2014 25,103 6,607 0.26 1,073 -6.5%
2015 25,126 6,658 0.26 1,026 -4.4%
2016 25,266 6,740 0.27 1,033 0.7%
2017 25,387 6,881 0.27 1,093 5.8%
2018 25,628 7,067 0.28 1,278 16.9%
Average 0.27 3.9%
19Nevada Department of Employment, Training, and Rehabilitation, QCEW.
20Employment estimates for Churchill County include only a portion of Fallon Naval Air Station employment,
due to nuances of employment reporting by military to local and state governments.Housing Needs Assessment-Churchill County, Nevada 18 Based on population projections for Churchill County shown in Table 1 and 0.27 historical non-industrial jobs per capita, non-industrial employment growth is estimated for Churchill County at 314 new employees through 2023. A number of large industrial parks are planned for Churchill County according to County representatives. These parks, once completed and operating, will attract employees and residents to the County. Location and expected size of these projects are shown in Figure 3. Construction timeframe and employment counts for these projects are unknown at this time. As a result, the analysis includes two scenarios for estimating industrial employment for the County. The low-growth scenario uses average historical growth for industrial employment of 3.9% per year (Table 9). Under this scenario, 266 new industrial employees are estimated over the five-year projection period. The high-growth scenario estimates industrial employment growth based on projected employment for the industrial projects planned in Churchill County. According to information provided by Churchill County representatives and project developer, a large commercial and industrial development has been proposed for western Churchill County, along US Hwy 50 Alt and near the Lyon County line. The Churchill Hazen Industrial Park (CHIP) is expected to span over 372 acres and initially include 500,000 square feet of building space built over a five-year period with additional space added based on demand. Due to the early stage in the project’s planning process, actual tenants and uses of the project are currently unknown. Project developers are expecting a mix of manufacturing and distribution uses for the project. Employees associated with CHIP are estimated using average square feet per employee for these land uses. It should be noted, however, that as actual tenants for the project are unknown, the analysis uses high-level industries (shown in Table 10) and employment estimates may be different if data for more detailed industries are used. Three other parks near railroad lines and US Hwy 50 Alt in unincorporated Churchill County and one in the City of Fallon span 878 acres and are in various stages of operations. A number of the projects shown in Table 12 will be housed within these parks. A total of 8,141 acres of land in the County (including City of Fallon) are currently zoned for industrial uses.
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