Tag Archives: housing

A New Kentucky Law May Open the Door for Church-Sponsored Senior Housing

14 Jul

By: TW Shortt, CRB 

Kentucky Real Estate Broker  

The Kentucky General Assembly was active during its most recent session, passing many new laws. One of those laws, House Bill 333, stands out as an opportunity for certain churches and religious organizations. 

There could be a reasonable argument that HB 333 was written with a particular project or influential constituent in mind. Whether that is true or not, the law now applies statewide. It may have a practical application here in Hardin County for a church that has considered developing housing for its senior members. 

HB 333 creates a special exception for qualifying religious institutions seeking to develop small affordable housing projects on certain church-owned property. In some cases, the development may be treated as a permitted use instead of going through the usual discretionary zoning process. 

In plain language, this law may help grease the wheels of local approval. 

A Possible Local Opportunity 

Many churches own more land than they currently use. Some have several acres around the church, an unused school building, excess parking areas, or other property that may be suitable for development. 

A church may also have older members who want to remain close to their church family but no longer need or can maintain a larger home. A small senior apartment development could allow those members to live near familiar friends, worship services, transportation, and community support. 

A practical project might include 12 to 24 one-bedroom apartments for income-qualified seniors. It could also include accessible entrances, a community room, laundry facilities, walking areas, and a pickup area for transportation. 

The strongest application of the law would be independent senior apartments rather than a nursing home or a full assisted-living facility. Nursing homes and assisted-living operations are subject to separate healthcare, staffing, safety, and licensing requirements. 

The Law Has Important Limits 

HB 333 does not allow every church to build housing anywhere it chooses. 

The church must be a qualifying tax-exempt religious organization. The property must also meet certain ownership, zoning, location, and development requirements. 

One of the most important limitations is that the church must have purchased the property before January 1, 2026. That means a church buying property now may not qualify for the special treatment. 

The property must also fall into one of the categories covered by the law. This may include commercially zoned property, certain residential property near a state’s primary road, and commercial or industrial land, or a former school building that will be converted into housing. 

The development must be limited in size and must consist entirely of affordable housing. The residents must meet income qualifications, and the affordability restrictions must remain in place for 15 years. 

The church would need a system to verify income, control rents, maintain records, and report compliance. 

Local Rules Do Not Completely Disappear 

The law may reduce the ability of a planning commission or local government to deny the basic land use. However, it does not eliminate building codes, fire-safety requirements, water and sewer rules, stormwater controls, accessibility standards, utility requirements, or emergency vehicle access. 

The project must still be carefully planned, financed, engineered, and constructed. 

Most churches are not experienced housing developers. A church considering this type of project should work with an attorney, an architect, an engineer, an affordable-housing developer, a lender, a real estate professional, and a property-management company. 

Worth a Serious Look 

Church-sponsored senior housing will not be right for every congregation. It creates financial obligations, management responsibilities, and long-term legal requirements. 

However, churches have traditionally helped meet both the spiritual and practical needs of their members. Providing safe, affordable housing for older residents could be a natural extension of that mission. 

HB 333 is an exception specifically designed for churches and religious organizations. For a qualifying church that already owns a large or underused property interest, it may offer a path around some local zoning obstacles. 

It is not automatic approval, but it may make a worthwhile project easier to move forward. 

For churches, developers, community leaders, and real estate professionals in Hardin County, HB 333 is worth looking at. 

This article is for general information only. Any church considering a housing development should obtain legal, tax, zoning, and development advice before acting. 

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Housing Affordability Begins at the Local Level

11 Jul

In her June 26, 2026, The News-Enterprise syndicated column, S.E. Cupp, titled “Who Cares About Housing?” Certainly Not the President” argues that President Trump has failed to address America’s housing challenges by not supporting recently proposed federal housing legislation. 

The column illustrates a common misunderstanding about where the real obstacles to housing affordability lie. 

While federal policies can influence mortgage financing, tax incentives, and lending regulations, the greatest barriers to affordable housing are found much closer to home. Local governments determine whether housing can be built through zoning ordinances, subdivision regulations, permitting requirements, infrastructure planning, development fees, density restrictions, and approval processes. These decisions directly affect the cost, quantity, and speed of residential construction. 

Describing America’s housing market as a single, national “housing crisis” oversimplifies a much more complex issue. Housing markets are local. Communities experiencing rapid population growth face different challenges than rural counties or smaller cities. One-size-fits-all federal legislation is unlikely to solve problems that vary significantly from one community to another. 

The recently proposed housing legislation contains provisions that may have merit, but it is difficult to argue that it would increase housing affordability without addressing the local regulatory barriers that often prevent new housing from being built in the first place. It risks becoming another piece of legislation that allows elected officials of both parties to claim progress while producing only modest practical results. 

Real improvements in housing affordability will come when local communities carefully examine their own land-use policies, encourage responsible development, streamline approval processes where appropriate, and create an environment in which builders can deliver more housing at prices that working families can afford. 

Before assigning blame to Washington, we should recognize that many of the most effective solutions begin at city halls, planning commissions, and county fiscal courts across America. 

TW Shortt 
Radcliff, Kentucky 

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Hardin County’s New Housing Boom: Are We Seeing Our Own Version of Levittown? 

7 Jul

By TW Shortt

CRB, Real Estate Broker

Never in my four decades in the real estate business have I seen the kind of large-scale homebuilding now taking place in Hardin County. We have had plenty of local and regional builders over the years, but this latest version is different. What was once difficult for local and regional builders to produce at this speed is now being done by national builders such as D.R. Horton, Fischer Homes, and Century Complete. 

At least nine new home subdivisions are now under construction locally, bringing hundreds of new housing units to the market. These include Ashton Park, Cowley Farms, Meadows at Cowley Crossing, and Miles Pointe by D.R. Horton in Elizabethtown; Hearthstone by Fischer Homes in Elizabethtown; Summit Creek by Century Complete in Elizabethtown; Hidden Ridge by Century Complete in Radcliff; and The Landings and Falcon Heights by Century Complete in Vine Grove. 

This raises two important questions for our region: Where are all these buyers coming from, and how are building products being allocated and delivered into the marketplace on this scale? 

An effective way to understand the process is to drive by the railhead near the corner of Lincoln Trail and Highway 313 and notice the yard packed with building packages. Every square foot of the lumber yard is filled with pre-wrapped materials, and trucks move in and out regularly. This is not a small-scale building but a coordinated system. 

While this level of mass production feels new to Hardin County, the idea itself is not new. After World War II, Levittown, New York, became the national model for mass-produced housing when Levitt & Sons built more than 17,000 homes between 1947 and 1951 to help house returning veterans and their families. The concept was simple: keep the building process standardized, repeatable, and fast. Instead of custom-building every house, the builder used a limited number of floor plans, standardized materials, and an assembly-line approach to construction. 

Levittown went a long way toward addressing the housing shortage of its day. The VA home loan program, created under the GI Bill in 1944, also played a significant role in helping many returning servicemembers purchase homes on favorable terms and, in many cases, with little or no down payment. That same VA loan program remains an important force in the housing market today, especially in military communities like ours. 

But the Levittown story also had a dark side that must be acknowledged. Black families were excluded through discriminatory housing practices that denied them the same opportunity to buy homes, build equity, and take part in the postwar suburban boom. That part of history should not be ignored, because it reminds us that housing growth must also be fair, open, and available to all qualified buyers. 

What we are seeing in Hardin County today is not Levittown, but it follows the same basic production principle: build many homes quickly and at scale to meet growing demand. By limiting customization and repeating a smaller number of proven designs, national builders can move faster, control costs, and bring large numbers of homes to market. 

This approach works for many buyers. Many people prefer a brand-new home, especially when it offers modern layouts, new systems, warranties, and predictable pricing. National builders also bring financing power that many local builders cannot match on the same scale. They often offer attractive interest-rate programs, closing-cost assistance, upgrades, and other incentives that buyers find hard to ignore. In a market where affordability matters, those incentives can pull buyers toward new construction instead of existing homes. 

Lastly, where does the confidence to build this aggressively in Hardin County come from? Except for Fischer Homes, the major builders involved here are connected to publicly traded companies. D.R. Horton is publicly traded, and Century Complete is part of Century Communities, which is also publicly traded. At this level, decisions to enter or expand in a market are not made casually. These companies study population trends, employment, household income, land availability, interest rates, military movement, transportation, schools, and future growth before committing this kind of capital. 

That should tell us something. These builders clearly see economic strength and future demand in Hardin County. 

The bigger issue is not simply whether new homes are being built. The real issue is how this wave of construction will reshape our local housing market, our older neighborhoods, our infrastructure, and our expectations about homeownership in the years ahead. Hardin County is not just adding houses; it may be witnessing the arrival of a new housing model that will define our market for years to come. 

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Southern Hospitality Has Limits: How to Boot Out a House Guest Who Thinks They Own the Place!

5 Jul

Having a house guest overstay their welcome is as upsetting as running out of bourbon on Derby Day. While Kentuckians are famous for their Southern hospitality, even the warmest host has limits. When your visitor transforms into a “permanent couch goblin,” it’s time to reclaim your home with tact and firmness.

Assessing the Situation: Guest or Squatter?

Under Kentucky law, an invited house guest doesn’t have the rights of a tenant. However, if your guest stays long enough to start receiving mail, paying utilities, or referring to your home as “our place,” they might attempt to claim tenant rights. Consider the cautionary tale from Toma v. Davis and Sencuk (2024). In that case, Louisville homeowner Daniel Toma extended temporary help to his friends, Amy Davis and Tyler Sencuk, by letting them stay in his garage while they dealt with car troubles. Instead of leaving, they changed the locks, settled in, and even filed a protective order against Toma. Their actions turned a friendly favor into a legal quagmire, proving it’s far easier to prevent guests from settling in than to evict them later.

Steps to Reclaim Your Home

  1. Communicate Clearly
    Begin with a straightforward, in-person discussion. Explain that their stay was always meant to be temporary and set a clear deadline for departure. Offering assistance with finding other accommodations might ease the transition. A firm yet courteous conversation can often resolve the situation before it escalates.
  2. Provide Written Notice
    If the verbal warning isn’t heeded, follow up with a written notice specifying the date by which they must leave. Although Kentucky law doesn’t mandate a specific notice period for house guests, a 3- to 7-day deadline is generally considered reasonable. This documentation is crucial should the matter require legal intervention later.
  3. Involve Law Enforcement if Necessary
    Should the guest ignore your written notice and continue occupying your home, it may be time to involve law enforcement. Under KRS 511.060, if someone refuses to leave after being asked, they can be charged with criminal trespassing. A visit from the police can serve as the final push needed to secure your home.
  4. Avoid Self-Help Evictions
    It might be tempting to change the locks or remove your guest’s belongings, but self-help evictions are illegal and can lead to significant legal troubles for you. It’s best to let the legal system handle the eviction process to ensure everything is above board.

When Your Guest Claims Tenant Rights

If a guest has been residing with you for more than 30 days, receives mail at your address, or contributes financially, they might claim tenant rights. In such situations, you may be required to initiate a formal eviction through the district court. The typical process includes:

  • Serving a Written Notice: Provide a 30-day notice to vacate.
  • Filing an Eviction Complaint: If the guest doesn’t leave, file a Forcible Detainer Complaint in court.
  • Attending a Court Hearing: A judge will determine if the guest must vacate.
  • Obtaining a Writ of Possession: With a court ruling, law enforcement can remove the guest from your property.

Final Thoughts

If a guest refuses to leave, swift and decisive action is essential. Start with polite yet firm communication, escalate to a written notice, and, if necessary, involve the police or initiate formal eviction proceedings. The saga of Daniel Toma’s experience teaches an invaluable lesson: never underestimate the potential for a temporary favor to spiral into a legal nightmare. Above all, always consult an attorney rather than relying on informal advice. Southern charm can only go so far—knowing your rights is the key to protecting your home.

By TW Shortt

Kentucky Real Estate Broker

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One Week Left in 2025: Why Residential Rental Properties Will Shape 2026

5 Jul

As 2025 ends, it is worth pausing long enough to separate noise from the signal. Real estate markets are often explained after the fact, but they are best understood through experience—especially local experience. 

Working through multiple market cycles in Hardin County—from the late-1980s slowdown to the post–Cold War Fort Knox adjustments, the mid-2000s correction, and the pandemic-era surge—has made one thing clear: while the circumstances change, the core market patterns do not. 

The data from 2024 and 2025, viewed through that long lens, points clearly toward residential rental property as a defining segment for 2026. 

A Market That Was Already Cooling 

Well, before any recent employment headlines, the residential market was signaling a shift. In 2024, 82 percent of single-family listings were sold. By 2025, that number slipped closer to 72 percent, even as total listings increased. 

That combination—rising inventory and declining sell-through—has always marked a transition from momentum-driven markets to fundamental-driven ones. I have seen it repeatedly. When that line is crossed, sellers must adjust expectations, and investors who understand cash flow begin to re-enter the picture. 

Rentals Have Always Moved First 

Over decades of brokerage and property management work, one lesson has held: rental housing reacts differently to uncertainty than owner-occupied housing. 

When buyers hesitate, they rent. 
When jobs feel less secure, households delay purchases—but not housing. 

I saw this after the base realignments at Fort Knox. I saw it during the 2008 fiscal crisis. I saw it again during COVID. Each time, rental demand firmed up before softening, and well-located rental properties retained their value better than speculative owner-occupied inventory. 

Blue Oval and Market Psychology 

The latest news about job reductions tied to the Blue Oval project introduces uncertainty—not just for those directly affected but for the broader market. In real estate, psychology often moves faster than statistics. 

In my experience, announcements like this do not cause immediate collapse. Instead, they cause hesitation. That hesitation shows up first in buyer behavior: longer decision times, fewer marginal buyers, and more households choosing to rent “for now.” 

That shift tends to strengthen rental occupancy and stabilize rental income, even as sales volume slows. 

What 2026 Is Likely to Reward 

Based on what we saw in 2024 and 2025, and on decades of local market behavior, 2026 is shaping up to be a year when rental fundamentals matter more than narratives. 

Expect: 

  • Stronger interest in income-producing residential property, 
     
     
  • Premium pricing for rentals with documented rent history and stable tenants, 
     
     
  • Less tolerance for underperforming or poorly managed properties, and 
     
     
  • A renewed focus on cash flow, cap rates, and operating expenses. 
     
     

This is not a market for shortcuts. It is a market that rewards experience, discipline, and realism. 

Closing Perspective 

Real estate does not change because of headlines alone. It changes because people adjust how they live, how they spend, and how much risk they are willing to take. After forty years in this market, I am confident that residential rental property has consistently been one of the most resilient segments during periods of transition. 

As we close out 2025, the signals are familiar. For those willing to look past the noise and focus on fundamentals, 2026 is already taking shape. 

Disclaimer: This column reflects the author’s views and is for general informational purposes only; it should not be relied upon as financial, legal, or real estate advice. 

TW Shortt is a Hardin County real estate broker, past president of the Heart of Kentucky Association of REALTORS, and writes the Focus on Finance column on housing and local economic issues. 

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One Week Left in 2025: Why Residential Rental Properties Will Shape 2026 By TW Shortt 

4 Jul

As 2025 ends, it is worth pausing long enough to separate noise from the signal. Real estate markets are often explained after the fact, but they are best understood through experience—especially local experience. 

Working through multiple market cycles in Hardin County—from the late-1980s slowdown to the post–Cold War Fort Knox adjustments, the mid-2000s correction, and the pandemic-era surge—has made one thing clear: while the circumstances change, the core market patterns do not. 

The data from 2024 and 2025, viewed through that long lens, points clearly toward residential rental property as a defining segment for 2026. 

A Market That Was Already Cooling 

Well, before any recent employment headlines, the residential market was signaling a shift. In 2024, 82 percent of single-family listings were sold. By 2025, that number slipped closer to 72 percent, even as total listings increased. 

That combination—rising inventory and declining sell-through—has always marked a transition from momentum-driven markets to fundamental-driven ones. I have seen it repeatedly. When that line is crossed, sellers must adjust expectations, and investors who understand cash flow begin to re-enter the picture. 

Rentals Have Always Moved First 

Over decades of brokerage and property management work, one lesson has held: rental housing reacts differently to uncertainty than owner-occupied housing. 

When buyers hesitate, they rent. 
When jobs feel less secure, households delay purchases—but not housing. 

I saw this after the base realignments at Fort Knox. I saw it during the 2008 fiscal crisis. I saw it again during COVID. Each time, rental demand firmed up before softening, and well-located rental properties retained their value better than speculative owner-occupied inventory. 

Blue Oval and Market Psychology 

The latest news about job reductions tied to the Blue Oval project introduces uncertainty—not just for those directly affected but for the broader market. In real estate, psychology often moves faster than statistics. 

In my experience, announcements like this do not cause immediate collapse. Instead, they cause hesitation. That hesitation shows up first in buyer behavior: longer decision times, fewer marginal buyers, and more households choosing to rent “for now.” 

That shift tends to strengthen rental occupancy and stabilize rental income, even as sales volume slows. 

What 2026 Is Likely to Reward 

Based on what we saw in 2024 and 2025, and on decades of local market behavior, 2026 is shaping up to be a year when rental fundamentals matter more than narratives. 

Expect: 

  • Stronger interest in income-producing residential property, 
     
     
  • Premium pricing for rentals with documented rent history and stable tenants, 
     
     
  • Less tolerance for underperforming or poorly managed properties, and 
     
     
  • A renewed focus on cash flow, cap rates, and operating expenses. 
     
     

This is not a market for shortcuts. It is a market that rewards experience, discipline, and realism. 

Closing Perspective 

Real estate does not change because of headlines alone. It changes because people adjust how they live, how they spend, and how much risk they are willing to take. After forty years in this market, I am confident that residential rental property has consistently been one of the most resilient segments during periods of transition. 

As we close out 2025, the signals are familiar. For those willing to look past the noise and focus on fundamentals, 2026 is already taking shape. 

Disclaimer: This column reflects the author’s views and is for general informational purposes only; it should not be relied upon as financial, legal, or real estate advice. 

TW Shortt is a Hardin County real estate broker, past president of the Heart of Kentucky Association of REALTORS and writes the Focus on Finance column on housing and local economic issues. 

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Ridding Small Cities of Trailer Parks Deteriorated Beyond Livability: Turning Yesterday’s Trailer Parks into Tomorrow’s Neighborhoods 

4 Jul

by: TW Shortt 

Small cities across America face a recurring problem in their housing landscape: aging mobile home parks that have deteriorated beyond reasonable repair. Many of these parks were built decades ago during periods of rapid housing demand, often with minimal infrastructure standards. Over time, the homes wear out, utilities fail, roads deteriorate, and the property slowly declines. 

The question for communities is simple but important: What should be done when a trailer park has reached the end of its useful life? 

The Fort Knox area has already seen a successful answer to that question. 

In Radcliff, the Magnolia Point Neighborhood stands today as a clear example of how distressed land can be transformed into a stable residential neighborhood. The site was once occupied by a mobile home park that had deteriorated to the point of being beyond practical use. Instead of allowing the property to continue to decline, the land was redeveloped into a small residential neighborhood containing 39 permanent homes. 

The project was developed in 1988 by TW Shortt Realty, a local brokerage firm.  At the time, the redevelopment demonstrated that aging trailer parks need not remain permanent fixtures in a community’s landscape. With thoughtful planning and cooperation with local planning authorities, a distressed property could be transformed into a neighborhood of traditional homes. 

What was once a trailer park is becoming a residential subdivision with permanent foundations, paved streets, and individually owned lots. The development integrated naturally with surrounding neighborhoods and replaced temporary housing with permanent homes. 

Projects like Magnolia Point illustrate an important planning tool known as Planned Unit Development (PUD). 

A Planned Unit Development allows a city to approve a comprehensive development plan rather than forcing every lot to meet rigid zoning rules. Instead of focusing solely on minimum lot sizes or strict dimensional standards, the planning authority evaluates the neighborhood’s overall design and determines whether the development improves the community. 

This flexibility often makes redevelopment possible, where conventional zoning would make it difficult. 

Former mobile home parks are particularly well-suited for this approach. These properties already have defined boundaries and internal roads, but the original layouts were rarely designed for long-term residential use. Through Planned Unit Development, the property can be redesigned to include modern infrastructure and permanent homes. 

Streets can be rebuilt, drainage systems engineered properly, utilities modernized, and the land subdivided into individually owned lots. In many cases, the density remains similar to that of the original park, while the quality of housing improves dramatically. 

This transformation accomplishes several important objectives. 

First, it replaces deteriorating housing with homes built to modern construction standards. Permanent homes constructed on foundations become real estate rather than personal property, allowing buyers to obtain standard mortgage financing such as FHA, VA, or conventional loans. 

Second, redevelopment allows the property’s infrastructure to be rebuilt correctly. Older trailer parks often contain undersized utility lines, improvised drainage, and narrow internal streets. A redevelopment project offers the opportunity to rebuild those systems to meet modern engineering standards. 

Third, surrounding property values often stabilize or improve when a distressed property is replaced by an attractive residential neighborhood. What was once a declining parcel is becoming a productive part of the community. 

Importantly, redevelopment of aging trailer parks does not necessarily mean eliminating affordable housing. Instead, it can improve the quality of that housing while maintaining reasonable density. Small homes, modular cottages, or compact residential lots can still provide attainable housing options while functioning as traditional real estate. 

Cities across the country are increasingly reconsidering the redevelopment of aging mobile home parks through this strategy. The key conditions are usually straightforward: the property must be under unified ownership, the site must be vacant or ready for redevelopment, and local planning authorities must be willing to use flexible zoning tools such as Planned Unit Development approval. 

When those conditions come together, a property that once supported deteriorating temporary housing can be transformed into a stable residential neighborhood. 

Every community eventually faces decisions about how to handle land that has reached the end of its original life cycle. The choice is whether those properties remain trapped in decline or whether they are reimagined for the future. 

The Magnolia Point development in Radcliff shows that the path forward can be both practical and beneficial. With thoughtful planning and a willingness to rethink outdated housing patterns, trailer parks that have deteriorated beyond livability can give way to neighborhoods that serve the community for generations to come. 

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Housing Affordability Begins at the Local Level

4 Jul

In her June 26, 2026, The News-Enterprise syndicated column, S.E. Cupp, titled “Who Cares About Housing?” Certainly Not the President” argues that President Trump has failed to address America’s housing challenges by not supporting recently proposed federal housing legislation. 

The column illustrates a common misunderstanding about where the real obstacles to housing affordability lie. 

While federal policies can influence mortgage financing, tax incentives, and lending regulations, the greatest barriers to affordable housing are found much closer to home. Local governments determine whether housing can be built through zoning ordinances, subdivision regulations, permitting requirements, infrastructure planning, development fees, density restrictions, and approval processes. These decisions directly affect the cost, quantity, and speed of residential construction. 

Describing America’s housing market as a single, national “housing crisis” oversimplifies a much more complex issue. Housing markets are local. Communities experiencing rapid population growth face different challenges than rural counties or smaller cities. One-size-fits-all federal legislation is unlikely to solve problems that vary significantly from one community to another. 

The recently proposed housing legislation contains provisions that may have merit, but it is difficult to argue that it would increase housing affordability without addressing the local regulatory barriers that often prevent new housing from being built in the first place. It risks becoming another piece of legislation that allows elected officials of both parties to claim progress while producing only modest practical results. 

Real improvements in housing affordability will come when local communities carefully examine their own land-use policies, encourage responsible development, streamline approval processes where appropriate, and create an environment in which builders can deliver more housing at prices that working families can afford. 

Before assigning blame to Washington, we should recognize that many of the most effective solutions begin at city halls, planning commissions, and county fiscal courts across America. 

TW Shortt 
Radcliff, Kentucky 

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