Harts Mill Ecovillage and Farm Exploring Models for

Hart’s Mill Ecovillage and Farm Exploring Models for Affordable & Resilient Communities

Hart’s Mill… Is a forming resident-developed intentional community and farm near Mebane in Orange County, NC… For people of all ages and backgrounds… Who aspire to enjoy a connected and vibrant social life… With a shared commitment to environment, economic, and social justice.

Master Site Plan

Village Site Plan

Village Street Section

The Numbers • 112 acres • 32 homes + common house + studios • 85% open space • 50 acres timber + 20 acres farm • $8. 5 million total development cost • 2018: expected date of construction • 15 core members and about 55 exploratory members

Governance Sociocracy • means “governance by peers” • complete system for decision making, organizational structure, and evaluation Based on principles of: • Equivalence • Effectiveness • Transparency

Legal Structure Exploring a limited equity housing cooperative: • All land, infrastructure & buildings owned by co-op • Members own an share of the co-op plus the right to a long-term lease of a home and use of common areas and facilities • Upfront membership fee, plus ongoing maintenance and reserve fees • Cap on individual equity appreciation

Co-op Challenges • Case law for housing cooperatives is virtually non-existent in North Carolina • Limited choice of funders, insurers, etc. • Potential buyers unfamiliar with the model, limiting market for initial and follow-on sales • Perceived risk can result in lower valuations, higher rates, more reserves, etc. • Not eligible for affordable housing programs and incentives

Co-op Benefits • Direct community control of management • Ability to screen and approve incoming members • Members can transition to another home as life circumstances change without the expense of buying and selling real estate • Members have limited personal liability • Members may take tax deductions for their share of expenses such as mortgage interest & taxes

Achieving Affordability • Self-management and in-kind contributions from members result in lower total operating costs • Shared facilities, transportation, food production, equipment, etc. result in lower personal living costs • Flexibility to shift costs among members to allow for a greater diversity of income levels • Economies of scale & bargaining power to negotiate better pricing

“Hidden” Benefits • Greater personal security and safety • Development of communication, decision-making, and life skills; opportunities to contribute • Enhanced social support networks, e. g. , after-school childcare, assistance during illness or temporary setbacks, less depression, greater independence for older adults, etc.

Broader Community Benefits • Supportive of immediate neighborhood • Reduced crime and vandalism • Less utilization of public services such as police, EMS, and social workers • Promotion of greater economic & cultural diversity • Model and laboratory for more resilient ways of living

What’s Needed? • Wider variety of financing sources and vehicles • Alternative funding to fill the “risk gaps” • Public sector incentives for co-ops & cohousing • Build familiarity and confidence in the market for housing cooperatives • Support from mission driven institutional and private funders

Hart’s Mill Ecovillage and Farm www. hartsmill. org Katy Ansardi katy@hartsmill. org