Data and Methods
2026

Quantitative Methods Across Chapters

Dollar Value Figures

For analyses using IPUMS data in the tables below, negative or zero values for household income, rent, and home value were treated as missing. Rent burden and severe rent burden measures exclude households designated as “not computed” in the original tables.

All dollar amounts are inflation-adjusted to be expressed in 2024 dollars, based on the Consumer Price Index (CPI).

Race and Ethnicity Definitions

All racial categories reported are non-Hispanic. For example, “White” refers to non-Hispanic White individuals, “Black” refers to non-Hispanic Black individuals, and so forth. The Hispanic/Latino category includes all individuals of Hispanic or Latino origin, regardless of race. Categories include: 

  • American Indian/Alaska Native (AIAN)
  • Asian/Pacific Islander
  • Black/African American
  • Hispanic/Latino
  • White
  • Other

Aggregating Neighborhood Data

To adapt data from broader geographic scales down to the neighborhood level, we use a crosswalk that aggregates data across geographies based on relative areas. For this report, much of the data is presented at the neighborhood level but originates from the census tract level. The geospatial crosswalk process is performed in ArcGIS by importing census tract and neighborhood shapefiles, calculating the areas where the polygons intersect, and determining what share of each intersection belongs to the original tract and to the new neighborhood. This process allows us to estimate how much of each tract’s characteristics fall within each neighborhood.

The process varies depending on the type of measure: 

  • Aggregate measures (such as counts) utilize the area share of the original geography (in this case, census tract). For example, if a tract has 1,000 people, and 70% of the tract falls in Glendale and 30% of the tract falls in Burbank, we estimate that 700 of these people live in Glendale and 300 of them live in Burbank. 
  • Averages and medians utilize the population share of the new geography (in this case, neighborhood). For example, using the same tract, if the median household income is $100,000, we assign that same median to both subpopulations—700 people in Glendale and 300 in Burbank. These subpopulations are then combined with population-weighted values from all other tracts that make up each neighborhood.

LABarometer

LABarometer is an internet survey panel of approximately 2,000 individuals randomly selected from households throughout Los Angeles County. It has been in operation since 2019 and is a subpanel of the Understanding America Study (UAS), a national internet survey panel managed by the USC Dornsife Center for Economic and Social Research. Surveys are fielded to the LABarometer panel on a biannual basis to monitor social and economic conditions in LA County, with a focus on four key issues: livability, affordability, mobility, and sustainability. For more information about LABarometer, including up-to-date demographic information, recruitment and retainment procedures, standard variables, and survey weights, please visit the LABarometer website here.

Qualitative Insights

Developer Survey

The Lusk Center for Real Estate conducted a survey from August 15, 2025 to September 19, 2025 to learn about the attitudes of housing developers towards the current housing market in Los Angeles. The survey was distributed to:

  • last year’s survey respondents;
  • residential real estate developers in Southern California that had previously attended the Lusk Center for Real Estate Casden Multifamily Forecast, an annual report about multifamily real estate trends across Southern California submarkets;
  • affordable housing developers in Los Angeles;
  • members of the USC Ross Program in Real Estate network

The short, 10-minute Qualtrics survey was created by Lusk Center faculty affiliate Moussa Diop and the Neighborhood Data for Social Change team. It was distributed via email and garnered 83 respondents. Respondents received compensation of a $25 discount for registration to the annual USC Casden Multifamily Forecast.

Housing Supply

Data Points

Dataset
Definition & Notes
Source
Average Annual Population Increase by Decade
The average number of people added to the population each year within a given decade
1950 & 1960: U.S. Department of Housing and Urban Development. (1966). Comprehensive Housing Market Analysis: Los Angeles, California. Office of Program Policy Development. https://www.huduser.gov/portal/publications/pdf/scanned/scan-chma-LACalifornia-1966.pdf, 1970-2020: Decennial Census (accessed through Social Explorer)
Average Annual New Housing Units by Decade
The average number of housing units added to the population each year within a given decade
1950 & 1960: U.S. Department of Housing and Urban Development. (1966). Comprehensive Housing Market Analysis: Los Angeles, California. Office of Program Policy Development. https://www.huduser.gov/portal/publications/pdf/scanned/scan-chma-LACalifornia-1966.pdf, 1970-2020: Decennial Census (accessed through Social Explorer)
Median Age of Housing by Tenure
The median year that the residential structures (renter and owner occupied) were built. Median age is calculated by subtracting the median year built from 2024. Age refers to when the building was first constructed, not when it was remodeled, added to, or converted. Housing units built prior to 1939 are coded simply as “1939.” As a result, this measure is most useful for analyzing new housing construction over the past 85 years, rather than distinguishing among housing built in earlier periods (e.g 1800s).
2024: American Community Survey 1-Year estimates (Table B25037)
New Units Certified by Tenure
The number of new housing units certified for occupancy, broken out by intended occupant (owner or renter)
2018-2025: See Current Trends in Countywide Housing Production methodology section below
New Units replacing an Existing Unit
The share of new units certified for occupancy that are constructed in place of an older, demolished or destroyed unit
2018-2025: See Current Trends in Countywide Housing Production methodology section below
New Units Certified by Affordability
The number of new housing units certified for occupancy, broken out by affordability for: VLI: Households making less than 50% of Area Median Income LI: Households making between 50-80% of Area Median Income MI: Households making between 80-120% of Area Median Income ABMI: Households making above 120% Area Median Income The U.S. Department of Housing and Urban Development (HUD) calculates Area Median Income (AMI) each year for counties and metropolitan areas across the United States. AMI represents the midpoint of a region’s income distribution—half of households earn more and half earn less—and is used to set income limits for housing programs, adjusted for household size and local cost of living.
2018-2025: See Current Trends in Countywide Housing Production methodology section below
New Units Certified by Structure Type
The number of new housing units certified for occupancy, broken out by the size of the building: - Accessory Dwelling Unit (ADU) - Single Family (Detached & Attached) - 2-4 Unit - 5+ Unit
2018-2025: See Current Trends in Countywide Housing Production methodology section below
New Housing Units per Capita
The number of new housing units certified for occupancy between 2018 and 2025 per 10,000 people in each jurisdiction
2018-2025: Certificates of Occupancy – see Current Trends in Countywide Housing Production methodology section below 2024: Population, American Community Survey 5-year estimates
New Units Certified for Occupancy vs. Regional Housing Needs Assessment Goals
The number of new housing units certified for occupancy between 2021 and 2025 The number of new housing units required by each jurisdiction’s 6th Cycle Regional Housing Needs Assessment
2021-2025: Certificates of Occupancy – see Current Trends in Countywide Housing Production methodology section below 6th Cycle Regional Housing Needs Assessment via Southern California Association of Governments (SCAG)
Average time from Permit to Occupancy (City of Los Angeles)
The average length of time, in months, between when a building permit is issued and when a completed housing unit receives its certificate of occupancy in the City of Los Angeles
Permits issued between 2018 and 2022 – see Current Trends in Countywide Housing Production methodology section below
Total Number of Subsidized Units
The estimated total number of subsidized or assisted units that receive at least one federal or state subsidy or program
2026: See Subsidized & Incentivized Housing methodology section below for the data sources
Total Number of Units in Subsidized Properties
The estimated total number of rental units in properties that receive at least one federal or state subsidy or program.
2026: See Subsidized & Incentivized Housing Data Sources section below
Total Number of Subsidized Properties
The estimated number of properties that receive at least one federal or state subsidy or program.
2026: See Subsidized & Incentivized Housing Data Sources section below
Share of Rental Units Located in Subsidized Properties
Total Number of Units in Subsidized Properties divided by Total Number of Rental Units
2026: numerator, see Subsidized & Incentivized Housing Data Sources section below 2024: denominator, American Community Survey 5-year estimates Table B25003 and B25004
Share of Renter Households with Black Household Head
The number of renter households headed by a Black household member, divided by the total number of renter households.
2025: U.S. Department of Housing and Urban Development. Picture of Subsidized Households. 2024: American Community Survey 1-year Microdata accessed via IPUMS. 2019-2025: LA Barometer Survey Waves 1-6.
Share of Renter Households Headed by Older Adults
The number of renter households headed by a household member age 62 or above, divided by the total number of renter households.
2025: U.S. Department of Housing and Urban Development. Picture of Subsidized Households. 2024: American Community Survey 1-year Microdata accessed via IPUMS. 2019-2025: LA Barometer Survey Waves 1-6.
Share of Renter Households with Children 0-5
The number of renter households with children 0-5, divided by the total number of renter households.
2025: U.S. Department of Housing and Urban Development. Picture of Subsidized Households. 2024: American Community Survey 1-year Microdata accessed via IPUMS. 2019-2025: LA Barometer Survey Waves 1-6.
Annual Permanent Housing Beds Available by Housing Type by Year
Total number of permanent housing beds that are in Permanent Supportive Housing, Rapid Rehousing, and other types of permanent housing
2017-2025: U.S. Department of Housing and Urban Development. Point-in-Time Count and Housing Inventory Count.
Housing Choice Voucher Families
Total number of renter families that use tenant-based Housing Choice Vouchers
2025: U.S. Department of Housing and Urban Development. Picture of Subsidized Households.
Permanent Housing Beds for People Experiencing Homelessness
The number of year-round beds in housing programs—such as Permanent Supportive Housing, Rapid Re-Housing, and other permanent housing models—that provide long-term, stable living arrangements for individuals and families exiting homelessness across all Continuums of Care in Los Angeles County.
2017-2025: U.S. Department of Housing and Urban Development Housing Inventory Count (HIC)

Current Trends in Countywide Housing Production

New Units Certified for Occupancy

Jurisdictions across Los Angeles County submit annual progress reports to the California Department of Housing and Community Development (HCD). This dataset is available for housing production across LA County from 2018 to 2025. While the dataset contains information on entitlements, permits, and certificates of occupancy, this report focuses on certificates of occupancy due to the verified reliability of this variable and to emphasize units that are ready to be used.The accuracy of this data depends on what each jurisdiction reports. The California Department of Housing and Community Development (HCD) does not systematically verify these submissions, and smaller cities may have limited capacity or resources to track and report data consistently.

This dataset contains duplicate rows for some projects, depending on how each individual jurisdiction logs each step of the process. For this step of the analysis, the dataset can be narrowed down to rows where the year submitted is identical to the year of the certificate of occupancy date. For example, the following rows represent the same project that may appear twice:

project_idyearentitlement_datepermit_datecompletion_date
ADU-15191892022.6/1/20221/1/2023
ADU-15191892023..1/1/2023

To ensure this project is counted as a completed unit exactly once, the first row (which was logged during the permit date, but had the completion date retroactively updated) is ignored. Final totals for certificate of occupancy are directly verified against the HCD Data Dashboard as of 7/10/2026.

Average Time from Permit to Completion (City of Los Angeles Only)

This portion of the analysis is limited to the City of Los Angeles. Analyzing longitudinal timelines from permit to completion requires additional cleaning towards individual rows of data. We focus on permits and certificates of occupancy for this analysis because entitlement dates are not fully available for the majority of properties in this dataset. The objective of this step is to have each development project appear as exactly one row, with all of the pertinent information filled in. Some jurisdictions retroactively fill in dates for projects and thus are ready for longitudinal analysis (Example 1). Others record new rows for each step of the process (Example 2), and thus need to be matched on the identifying fields – Assessor’s Parcel Number and “project tracking ID” (often a building permit number). 

Example 1: Steps are recorded cumulatively, ready for timeline analysis

project_id

Assessor’s Parcel Number (APN)

year

entitlement_date

permit_date

completion_date

ADU-1519189

123-456-7890

2019

1/1/2018

6/1/2018

2/1/2019

Example 2: Each step is recorded exactly once; need to be combined into one row by matching on unique ID

project_id

Assessor’s Parcel Number (APN)

year

entitlement_date

permit_date

completion_date

ADU-1519189

123-456-7890

2018

1/1/2018

.

.

ADU-1519189

123-456-7890

2018

.

6/1/2018

.

ADU-1519189

123-456-7890

2019

.

.

2/1/2019

In order to merge as many properties as possible, the following steps were taken to clean the matching fields:

  • Removed special characters
  • Converted all characters to lower cases
  • Replaced obviously not unique tracking IDs with blanks

Projects with blank project tracking IDs were omitted, since it is impossible to know if they can be matched with another project in the dataset or not. We also ignored rows that reported inconsistent numbers of units in the permitting step of the process, since it is unreliable to have a different unit count in the middle step of the process (ex. 4 entitlements reported, 1 permit reported, and 4 certificates of occupancy reported).

For properties in the data that matched, some displayed differing dates for permitting or completion that need to be fixed before properties can be merged together. First, we cross-checked permit and certificate of occupancy data in the Housing Element dataset with a public dataset provided by the Los Angeles Department of Building and Safety (LADBS), and corrected dates in the Housing Element dataset when necessary. Looking at instances where the same property still had different dates recorded, there were 2 cases for permit dates and 2 cases for certificates of occupancy. For these rows, we replaced the existing dates with the average value of the two dates.

Once all of the properties are matched together, the analysis ignores properties where the certificate of occupancy date was before permit date. The analysis also ignores properties where the permit date and certificate of occupancy date are less than a month apart. This is unlikely to accurately reflect the time between the steps of this process. 

Our analysis references average time spans for housing development in Los Angeles. We have provided medians as well in the tables below, for reference.

  

Average time from date of Permit → date of Completion

Median time from date of Permit → date of Completion

All Units

Total

19 months (19 months, 4 days)

14 months, 23 days

By tenure:

Owner-Occupied

22 months (22 months, 15 days)

17 months, 11 days

Renter-Occupied

18 months (18 months, 13 days)

14 months, 9 days 

By unit category

Accessory Dwelling Units

18 months (17 months, 25 days) 

13 months, 27 days 

Single Family (detached)

22 months (22 months, 9 days) 

17 months, 6 days 

2 to 4 units

18 months (18 months, 8 days)

14 months, 14 days 

5+ units

37 months (36 months, 30 days)

35 months, 18 days 

 

Average time from date of permit → Date of Completion
Median time from date of Permit → date of Completion
Affordable, 2-4
20 months (20 months, 12 days)
21 months, 6 days
Affordable, 5+
36 months (35 months, 23 days)
34 months, 13 days
Market Rate, 2-4
18 months (18 months, 4 days)
14 months, 12 days
Market Rate, 5+
37 months (36 months, 21 days)
35 months, 8 days

Subsidized Housing

Data Sources

We compiled multiple sources of housing subsidy data to compile the list of residential properties with at least one active subsidy or project-based affordable housing program status, as of June 2025. Our main data sources include:

  • United States Department of Housing and Urban Development (HUD)
    • Insured Mortgages, limited to Section 221(d)(3), Section 221(d)(4), Section 236, and Section 202 financing
    • Multifamily Assistance & Section 8 Database, including Project Rental Assistance Contract, Section 202/8, Project-Based Section 8, Section 8 – Rental Assistance Demonstration, Loan Management Set-Aside, etc.
    • Low Income Housing Tax Credit (LIHTC)
  • National Housing Preservation Database and Housing Authority of the City of Los Angeles (HACLA)
    • Public Housing
  • California Tax Credit Allocation Committee (CTCAC)’s LIHTC data
  • California Housing Financing Agency (CalHFA)’s Mental Health Program, Mixed-Income Program, California Debt Limit Allocation Committee Tax Exempt Bond Special Needs Housing Program, and CalHFA-monitored Project-based Section 8
  • California Department of Housing and Community Development (HCD)’s asset management portfolio, including properties with the following programs
    • Affordable Housing and Sustainable Communities Program
    • California Housing Rehabilitation Program
    • Deferred Payment Rehabilitation Loan Program
    • Family Housing Demonstration Program
    • HOME Investment Partnerships Program
    • Homeless Youth Multifamily Housing Program
    • Housing for a Healthy California Program
    • Infill Infrastructure Grant Program
    • Multifamily Housing Program
    • Multifamily Housing Program – Downtown Rebound Program
    • Multifamily Housing Program – Governor’s Homeless Initiative
    • National Housing Trust Fund Program
    • Neighborhood Stabilization Program
    • No Place Like Home Program
    • Rental Housing Construction Program
    • Special User Housing Rehabilitation Program
    • State Earthquake Rehabilitation Assistance Program
    • Supportive Housing Multifamily Housing Program
    • Transit-Oriented Development Housing Program
    • Veterans Housing and Homelessness Prevention Program
  • Los Angeles Housing Department’s (LAHD) Affordable and Accessible Housing Registry website

Property-Level Data Compilation

Property-level data linkage and cleaning are crucial for understanding the subsidized and income-restricted housing stock. This is because a single property or development can leverage multiple subsidy sources to help develop affordable homes, and it is important to avoid overcounting the number of properties and units by simply adding the numbers up across programs (Reina & Williams, 2012). Kim and Eisenlohr (2022) present a detailed case study of an affordable housing development, showing how multiple subsidy programs were layered to structure the project’s financing, in conjunction with Community Land Trust.

We follow similar concepts and steps to the method used in the New York University Furman Center’s Subsidized Database to perform data linkage. As several data sources report the subsidy information at the development level, which sometimes can contain multiple addresses, we first separate multiple addresses to generate an address-level data set. For any invalid address, such as an intersection of two streets, we use the property information, such as the development name, to get the real address. Then, we standardized and cleaned the address text fields using the ArcGIS worldwide geocoder to get a preliminary spatial coordinate of the property. For addresses that fail to geocode or have a low match score, we manually look up the coordinates using Google Maps. We match the properties with the exact address text field. However, sometimes a property can have a range of house numbers or an alternative address on file; we need to take further steps to consolidate these addresses pointing to the same property. We use the following methods to perform the “fuzzy” match: 1) a spatial join of the property coordinates to the assessor’s parcel data to get the nearest parcel matched to the property address, and 2) address coordinates within 10 meters of each other. We then manually look up these addresses on the LA County Assessor’s portal and use web search to curate the property address crosswalk to prevent over-linkage.

Some of the developments can have scattered sites and sometimes be located across several neighborhoods, but many of these data sources only report the total number of units at the development level. To provide accurate estimates at the neighborhood level, we attempted to disaggregate the number of units in these scattered sites. If developments come with scattered site addresses but no property-level unit counts, we use LAHD’s Affordable and Accessible Housing Registry (AAHR) listing, CTCAC’s development staff memo, LA County Assessor’s portal, and developer or property management’s website, PropertyShark, and Redfin data (order here representing the priority) to estimate the total number of units in these properties. We also cross-reference the total unit count across different data sources to help identify properties that are likely to be associated with a development with scattered sites.

Data Limitations

  1. Program coverage: We are still working on integrating local housing program information. The analysis is restricted to the federal or state-level programs, though some of these properties are cross-subsidized by local programs. 
  2. Total number of units in subsidized properties: The total number of units reported in the analysis can contain market-rate units or units for property managers.
  3. Subsidized properties could include Permanent Supportive Housing (PSH). We use HUD’s Housing Inventory Count (HIC) data to determine the availability of permanent housing in LA County. We are only able to reliably identify half of the addresses in the HIC universe. The addresses that we are not able to geocode and link to the rest of the subsidized property data could be due to scattered sites, addresses pointing to government agencies, non-profit organizations, PO Boxes, etc. As we cannot systematically identify permanent housing in the subsidized properties for now, we have decided to include them in data reporting.

Population Characteristics

Data Points

Dataset
Definition & Notes
Source
Total Population by Year
The total number of people in each year from 2010-2024
2010-2024: American Community Survey 1-year estimates Table B01003
Annual Births
The annual number of births to Los Angeles County residents (even if the birth did not take place in Los Angeles County)
2018-2024: California Department of Public Health
Annual Deaths
The annual number of deaths of Los Angeles County residents (even if the death did not take place in Los Angeles County)
2018 - 2024: California Department of Public Health
Foreign Born Population by Year
The number of people living in Los Angeles County, who were not born in the United States or Puerto Rico in each year from 2010 - 2024
2010- 2024: American Community Survey 1-year estimates Table B05001
Percent Change in Population Under 24
The percentage change in the percentage of the population that was younger than 24, between 2014 and 2024
2014 & 2024: American Community Survey 1-year estimates (Table DP05)
Percent Change in Population 62 & Over
The percentage change in the percentage of the population that was older than 62, between 2014 and 2024
2014 & 2024: American Community Survey 1-year estimates (Table DP05)
Number of Households by Tenure and Year
The number of households living in housing units, by the occupant type of the housing unit (owner occupied vs. renter occupied) in each year
2024: American Community Survey 1-year estimates Table B25003
Households with One Resident
The share of households occupied by a single resident
2014 & 2024: American Community Survey 1-year estimates Table S1101
Families with Children
The share of households with a child under the age of 18 who is related to the head of household (by marriage, adoption or birth) living in the home
2014 & 2024: American Community Survey 1-year estimates Table S1101

Homeowners

Data Points

dataset
definition & notes
Source
Homeownership Rate
The percentage of housing units occupied by the owner of the unit
1970 - 2020: Decennial Census (accessed through Social Explorer) 2022 - 2024: American Community Survey 1-Year Estimates Table B25003
Median Home Value
The median value of owner-occupied homes in the City of Los Angeles, Los Angeles County, California, and the United States, measured in 2024 dollars. Value is captured by asking the head of household’s estimate of how much the property (house and lot, mobile home and lot [if lot owned], or condominium unit) would sell for if it were for sale
1980: Decennial Census (accessed through Social Explorer) 2024: American Community Survey 1-Year Estimates Table B25097
Median Household Income
The middle value for household income in the City of Los Angeles, Los Angeles County, California, and the United States, measured in 2024 dollars. Income is defined as any money that a person earns from work, selling products or services, or any other streams such as Social Security payments, pensions, child support, public assistance, annuities, money derived from rental properties, interest and dividends, etc.
1980: Decennial Census (accessed through Social Explorer) 2024: American Community Survey 1-Year Estimates Table B25119
Time Since Move In
The share of homeowner households who have been living in their homes for more than 20 years
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Mortgage Status by Age of Householder & Household Income
Analysis of the share of homeowners who are under the age of 44 with and without a mortgage across various income levels
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Homeownership Rates by Income
The percentage of housing units occupied by the owner of the unit, across households with the following incomes: under $50,000; $50,000 to $99,999; $100,000 to $149,999; $150,000 and over. Los Angeles County’s population is rapidly aging/retiring and older adults are significantly more likely to be homeowners. As aging homeowners retire and move into lower income categories, it may cause homeownership rates in lower income categories to appear as if they are rising, when in fact, existing homeowners are just retiring. In order to avoid this trend in the data, this analysis of homeownership rates by income is limited to households where the head of household is considered “of prime working age” (between the ages of 25 and 54)
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Homeownership Rates by Race/Ethnicity
The percentage of housing units occupied by the owner of the unit among households headed by a person who identifies as the following racial/ethnic groups: American Indian Alaska Native, Asian/Pacific Islander, Black/African American, Hispanic/Latino, White, and Other
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Purchase Money Mortgage Applications, Overall, by Race/Ethnicity, Income, and Neighborhood
First-lien, owner-occupied, home purchase money mortgage applications submitted. Race/ethnicity of the is defined based on the primary applicant for the following groups: Asian, Black, Latino, Non-Hispanic White, Other Race/Ethnicity, and Race not Reported. For neighborhood data, all data are crosswalked to 2020 Census Tracts and then aggregated to neighborhoods
2007-2025: Home Mortgage Disclosure Act (HMDA) Loan Application Register
Refinance Mortgage Applications, Overall and by Race/Ethnicity
Applications submitted for first-lien, owner-occupied refinances. Race/ethnicity of the is defined based on the primary applicant for the following groups: Asian, Black, Latino, Non-Hispanic White, Other Race/Ethnicity, and Race not Reported
2007-2025: Home Mortgage Disclosure Act (HMDA) Loan Application Register
Purchase Money Mortgage Originations, Overall, by Race/Ethnicity, Income, and Neighborhood
First-lien, owner-occupied home purchase money mortgage loans originated. Race/ethnicity of the is defined based on the primary applicant for the following groups: Asian, Black, Latino, Non-Hispanic White, Other Race/Ethnicity, and Race not Reported. For neighborhood data, all data are crosswalked to 2020 Census Tracts and then aggregated to neighborhoods
2007-2025: Home Mortgage Disclosure Act (HMDA) Loan Application Register
Refinance Mortgage Originations, Overall and by Race/Ethnicity
First-lien, owner-occupied home refinance loans originated. Race/ethnicity of the is defined based on the primary applicant for the following groups: Asian, Black, Latino, Non-Hispanic White, Other Race/Ethnicity, and Race not Reported. For neighborhood data, all data are crosswalked to 2020 Census Tracts and then aggregated to neighborhoods
2007-2025: Home Mortgage Disclosure Act (HMDA) Loan Application Register
Mortgage Denial Rates, Purchase and Refinance Loans, Overall, by Race/Ethnicity, Income, and Neighborhood
Denial rates are calculated by dividing the total number of originated mortgages by the total number of applications, less any applications that were incomplete or withdrawn. All applications are first-liens for owner-occupied properties. Race/ethnicity of the is defined based on the primary applicant for the following groups: Asian, Black, Latino, Non-Hispanic White, Other Race/Ethnicity, and Race not Reported. For neighborhood data, all data are crosswalked to 2020 Census Tracts and then aggregated to neighborhoods
2007-2025: Home Mortgage Disclosure Act (HMDA) Loan Application Register

Renters

Data Points

Dataset
Definition & Notes
Source
Rent Burden in the 10 Largest U.S. Metro Areas
The percentage of renters paying more than 30 percent of their monthly income on rent and utilities. 10 largest Metropolitan Statistical Areas (MSAs) based on 2020 Census data, including New York-Newark, Los Angeles-Long Beach-Anaheim, Chicago-Naperville-Elgin, Dallas-Fort Worth-Arlington, Houston-Pasadena-The Woodlands, Miami-Fort Lauderdale-West Palm Beach, Washington-Arlington-Alexandria, Atlanta-Sandy Springs-Roswell, Philadelphia-Camden-Wilmington
2024: American Community Survey 1-year estimates accessed from 2026 State of the Nation’s Housing, Joint Center for Housing Studies of Harvard University
Median Renter Income
The middle value of income of households occupied by renters in an area, measured in 2024 dollars. Income is defined as any money that a person earns from work, selling products or services, or any other streams such as Social Security payments, pensions, child support, public assistance, annuities, money derived from rental properties, interest and dividends, etc.
1980-1990: Decennial Census accessed through IPUMS 2000: Decennial Census accessed through Social Explorer 2010, 2023 & 2024: American Community Survey 1-Year Estimates Table B25119
Median Gross Rent
The median value of gross rent prices in an area, measured in 2024 dollars. Gross rent is the rent price shown on the lease plus the estimated average monthly cost of utilities (electricity, gas, and water and sewer) and fuels (oil, coal, kerosene, wood, etc.) if these are paid by the renter
1980-2000: Decennial Census (accessed through Social Explorer) 2010, 2023 & 2024: American Community Survey 1-Year Estimates Table B25064
Rent Burden
The percentage of renters paying more than 30 percent of their monthly income on rent and utilities
1980-2000: Decennial Census accessed through IPUMS 2010, 2023 & 2024: American Community Survey 1-Year Estimates Table B25070
Severe Rent Burden
The percentage of renters paying more than 50 percent of their monthly income on rent and utilities
1980-2000: Decennial Census accessed through IPUMS 2010, 2023 & 2024: American Community Survey 1-Year Estimates Table B25070
Renter Income Levels
The share of renter households with incomes in the following groups: under $50,000; $50,000 to $99,999; $100,000 to $149,999; $150,000 and over
2014-2024: American Community Survey 1-year estimates, accessed via IPUMS
Gross Rent Levels
Households that are paying rent in the following buckets: below $1250, $1250 to $2499, $2500 to $3749, $3750 and above
2024: American Community Survey 1-year estimates, accessed via IPUMS
New Renters (Moved-In to LA) by Income Level
The count of renter households that lived in their own household outside of Los Angeles County one year prior, and the share with incomes above $150,000
2010, 2023, and 2024: American Community Survey 1-year estimates, accessed via IPUMS. This is a combination of the migcounty variable and the migrate1 variable
Rent Burden by Income Level
The percentage of renters paying more than 30 percent of their monthly income on rent and utilities, across households with the following incomes: under $50,000; $50,000 to $99,999; $100,000 to $149,999; $150,000 and over
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Severe Rent Burden by Income Level
The percentage of renters paying more than 50 percent of their monthly income on rent and utilities, across households with the following incomes: under $50,000; $50,000 to $99,999; $100,000 to $149,999; $150,000 and over
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Median Renter Income by Race/Ethnicity
The middle value of income of renter-occupied households in an area, measured in 2024 dollars, among households headed by a person who identifies as the following racial/ethnic groups: Asian/Pacific Islander, Black, Hispanic/Latino, White
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Rent Burden by Race/Ethnicity
The percentage of renters paying more than 30 percent of their monthly income on rent and utilities, among households headed by a person who identifies as the following racial/ethnic groups: Asian/Pacific Islander, Black, Hispanic/Latino, White
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Severe Rent Burden by Race/Ethnicity
The percentage of renters paying more than 50 percent of their monthly income on rent and utilities, among households headed by a person who identifies as the following racial/ethnic groups: Asian/Pacific Islander, Black, Hispanic/Latino, White
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Older Adult Renter Households
Households headed by a person ages 62 and older who are renting their homes
2014 & 2024: American Community Survey 1-year estimates, accessed via IPUMS
Rent Burden among Older Adults
The percentage of renters paying more than 30 percent of their monthly income on rent and utilities among households headed by a person ages 62 and older
2024: American Community Survey 1-year estimates, accessed via IPUMS
Severe Rent Burden among Older Adults
The percentage of renters paying more than 50 percent of their monthly income on rent and utilities among households headed by a person ages 62 and older
2024: American Community Survey 1-year estimates, accessed via IPUMS

Houseless Angelenos

Los Angeles County Continuum of Care (CoC) Homeless Count Methods

The LA CoC Homeless Count is conducted annually in an ongoing partnership between the University of Southern California (USC) and the Los Angeles Homeless Services Authority (LAHSA) since 2017. The Homeless Count provides a point-in-time (PIT) estimate of the unhoused population residing within the LA CoC geographic region, which is divided into eight Service Planning Areas (SPAs), including estimates of the sheltered and unsheltered populations. The LA CoC encompasses the whole of LA County, except for the cities of Pasadena, Glendale, and Long Beach who conduct their own respective PIT counts. Estimates of the unhoused population are derived from several data elements, including: 1) an observation-based count by volunteers of unsheltered individuals and dwellings of cars, vans, RVs, tents, and makeshift shelters (CVRTM), 2) a demographic survey of unsheltered adults (age 25 years and older) conducted by a team at the USC Suzanne Dworak-Peck School of Social Work, 3) a youth survey-based count of unsheltered youth (age 24 years and younger) mainly carried out by homelessness youth service provider agencies, and 4) a shelter count based on administrative data from the Homeless Management Information System (HMIS) and reporting from shelters not represented in HMIS. A detailed description of the LA CoC Homeless Count methodology can be found here. Here, we briefly describe each of the data elements and the general methodology used to arrive at the count of sheltered individuals and estimates of unsheltered individuals. 

Point-in-Time Count: LAHSA conducts the PIT Count every January that can be thought of as measuring the visual homelessness in LAC CoC in that volunteers record their observations of the number of people they see living on the streets and dwellings assumed to be housing homeless individuals encountered while canvassing all 2,310 census tracts (CTs) that make up the LA CoC. The counts for individuals encountered on the street are provided by estimated age category (under 18, 18 to 24, and 25 and older), with families counted separately from individuals. 

Demographic Survey: Because the observations made by volunteers do not provide information about the number of people living in the dwellings that are counted or about the demographic characteristics of the unsheltered population, the USC team conducts a separate survey between December and March each year across a sample of CTs in LA CoC, determined by using a two-stage stratified random sample approach. A team of data collectors canvass each sampled CT at least once during the surveying period and conduct surveys among any individual experiencing unsheltered homelessness they locate and who agrees to participate. The respondents are assumed to be selected at random from the homeless population in the CT. The survey collects information on basic demographic characteristics (e.g., age, gender, race/ethnicity), where the respondent slept last night and in the last 30 days, homelessness history, veteran status, health status, employment status, and more. Responses to the Demographic Survey are used to estimate the number of homeless individuals classified within select demographic and subpopulation categories. Proportions of individuals representing specific demographic and subpopulation characteristics are estimated within each household type (i.e., adults with children, adults without children, veterans without children, and veterans with children). These proportions are then applied to their respective PIT population totals at the SPA-level and then summed across SPAs to derive the estimated subpopulation counts for the CoC. Further, weights are used to estimate proportions from the survey data to account for the sampling method used. Sampling weights are applied to each demographic survey respondent, first calculated by taking the inverse probability of CT selection (for the CT where they were surveyed) and then adjusted to account for non-response and individuals who could not be approached (e.g., due to safety concerns) and post-stratified to the household PIT Count. 

Youth Enumeration Survey: Homeless youth are considered a “hidden population” who may not be easily discernible through a visual tally. Therefore, survey-based methods are recommended to separately conduct a homeless youth count. The LA CoC Homeless Count utilizes a youth enumeration survey, collecting information on demographic characteristics and household composition, to estimate the size of the population under 25 years of age experiencing unsheltered homelessness and serve as a PIT count of unsheltered youth. To further describe the unsheltered youth population (e.g., veteran status, chronic homelessness status), data from the Demographic Survey conducted among individuals age less than 25 years are used. The youth enumeration survey is typically conducted during the last 10 days of January across a selected sample of CTs within the LA CoC. Youth count efforts then employ three types of location-based data collection strategies to specifically target homeless youth: 1) street survey teams who canvass selected CTs and survey any identified youth-aged person experiencing homelessness willing to participate; 2) in-person surveys at survey sites (e.g., youth service providers); and 3) phone-based surveys at survey sites. Total, demographic, and subpopulation counts were calculated from the youth surveys by household type (i.e., unaccompanied transition-aged youth and minors and parenting youth) using a similar method to the unsheltered adult count. The main difference in the methodology between the youth and adult unsheltered counts is that the adult unsheltered count is based on observations mostly by volunteers of individuals and CVRTM with complete coverage of the CoC, while the youth count is based on the youth enumeration surveys conducted in a sample of CTs mostly by homeless youth service providers. This means that the sampling weights play a greater role in determining the number of unsheltered homeless youth. Youth sampling weights were calculated for the enumeration surveys as the inverse probability of selection and then adjusted for non-response. The enumeration survey was used to estimate basic demographic characteristics by household type and SPA, and the demographic survey was used to produce subpopulation proportions by household type and SPA.

Shelter Count: Shelter count estimates were generated using PIT shelter count data provided by LAHSA, which is a complete enumeration of all shelters in the LA CoC. The shelter PIT Count provides the raw number of homeless individuals living in emergency shelters, transitional housing, and safe havens, including those receiving vouchers for hotels or motels provided by these shelters. HMIS data is then used to estimate demographic and other subpopulation characteristics of sheltered individuals. The shelter PIT count data are assumed to be a complete enumeration of the sheltered population and, therefore, do not require additional weighting to generate demographic and subpopulation estimates. Demographic and subpopulation characteristics are derived by estimating the proportion within the HMIS data by SPA for each shelter type and household type (i.e., individuals, adult and transition-aged-youth families, and veterans). Proportions are then applied to the analogous PIT shelter counts, by SPA, household, and shelter type, to obtain their characteristics. Subpopulation estimates are applied at the SPA level to SPA-specific counts and then summed to get the total CoC result.

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Data Points

Dataset
Definition & Notes
Source
Total Number of Naturally Occurring Affordable Housing (NOAH) Units
Total number of units in properties of these following characteristics: NOAH Core: 5-19 units in the property, built before 2000. NOAH Marginal: 20-49 units in the property, built before 2000. NOAH Expanded: 50-99 units in the property, built before 2000
2024: LA County Assessor’s Office Parcel Assessment Data
Total Number of Renter Occupied Units
The number of housing units occupied by renter households
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
NOAH Concentration
Total number of units in NOAH properties divided by total number of renter-occupied units
2024: LA County Assessor’s Office Parcel Assessment Data. 2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Size-adjusted Asking Rent
Estimated average asking rent, adjusted to a 700-square-foot apartment
2025: CoStar
Renter Households by Race/Ethnicity
The percentage of renter households by the race and ethnicity of the household head, categorized as American Indian and Alaska Native, Asian/Pacific Islander, Black, Latino, or non-Hispanic White
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Renter Households by Education Attainment
The percentage of renter households headed by individuals age 25+ with a bachelor’s degree or above
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Renter Households by Presence of Children
The percentage of renter households having at least one child age 0-5; the percentage of renter households having at least one child age 0-18
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Renter Households by Age
The percentage of renter households headed by individuals age 62 or abovs
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Average Household Size
The average number of people living in a household
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Renter Households by Length of Residence in the Unit
The percentage of renter households by length of residence, categorized as less than 2 years, 2-4 years, 5-9 years, or 10 years or more
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS
Household Income
The 25th, 50th (median), and 75th percentile of household income in a given area. See sections below for the methodology used to calculate the equivalence-adjusted income
2020-2024: American Community Survey 5-year Microdata accessed via IPUMS

Methodology

How did we estimate the size-adjusted rent for the multifamily properties in LA County?

We examined rent differences across property types and year built using the CoStar Multifamily Database as of April 2025. The data is available at the parcel level. We removed buildings that we identified as federally or state-subsidized properties in this analysis. To standardize rents across properties, we multiplied each property’s average asking rent per square foot by 700 to approximate the monthly rent for a 700-square-foot one-bedroom apartment. We then calculated the weighted average of these size-adjusted rents for property subgroups defined by year built (Pre-1940, 1940–1949, 1950–1959, 1960–1969, 1970–1979, 1980–1989, 1990–1999, 2000–2009, 2010–2019, and 2020 or later) and property size (5-19, 20-49, 50-99 and 100+ units), using the number of units in the property as the weight.

How did we proxy the demographic characteristics of renter households in the NOAH units?

The analysis uses the American Community Survey Public Use Microdata, 2020-2024, accessed via IPUMS USA. The data provide information on household sociodemographic characteristics and dwelling traits. We assess sociodemographic characteristics of renter households residing in the following property types:

  • single-family
  • 2-4 units
  • 5-19 units, built pre-2000
  • 20-49 units, built pre-2000
  • 50 and plus units, built pre-2000
  • 5 and plus units, built post-2000
  • all property types

We restrict the demographic comparison to renter households who are unlikely to be subsidized because NOAH units are, by definition, unsubsidized. The next section explains how we identify households that are unlikely to be subsidized.

How did we estimate whether a renter household is likely or unlikely to be subsidized?

The IPUMS data does not have an indicator suggesting whether the renter household lives in a subsidized housing unit or receives other types of rental assistance. The alternative data source would be the American Housing Survey (AHS) microdata, which provides household rental housing assistance status. However, the smallest geographic area available in the data is the LA Metropolitan Area, which includes Orange County. We chose the IPUMS data over the AHS data because it provides local information and has a larger sample size, yielding more precise estimates.

Given the limited availability of subsidy and assistance information in the IPUMS data, we construct a proxy for subsidy status using two observable household characteristics: household income and rent burden status. We classify a renter household as likely subsidized if they 1) have household income below 60% of Area Median Income and 2) pay no more than 30% of their income towards rental housing costs. We acknowledge that this proxy is imperfect and may introduce measurement error; we suggest readers focus on the directional patterns in the comparison. The selection of these two thresholds comes from the programmatic design of the major housing assistance programs:

Income threshold: According to the U.S. Department of Housing and Urban Development’s Picture of Subsidized Households, 97% of the assisted households in LA County are Low Income (i.e., earning no more than 50% AMI) in 2025. The Picture of Subsidized Households data provides sociodemographic information on households receiving federal housing assistance, such as Public Housing, Housing Choice Voucher, and Project-based Section 8. In addition to the programs covered in the Picture of Subsidized Households data, the largest supply-side housing program, the Low Income Housing Tax Credit (LIHTC), provides affordable housing to thousands of Angelenos. LIHTC developers can have flexibility in choosing which income levels their units serve, as long as they meet affordability requirements. In practice, most LIHTC units serve households earning 60% of AMI or below, according to data from the California Tax Credit Allocation Committee. 

Rent burden threshold: By program design, subsidized units should be affordable to renter households, meaning that households are likely to pay no more than 30% of their income towards rental costs. There is no systematic reporting on rent burden among households receiving rental assistance in LA County. However, evidence from other jurisdictions suggests that households in large federal assistance programs, such as the Housing Choice Voucher (HCV) program, are much less likely to be rent-burdened (Furman Center, 2024).

Characteristics by Housing Type Dashboard

Data Points

DataSet
Definition & Notes
Source
Characteristics of Renters, Homeowners & Houseless Angelenos: Race/Ethnicity
The racial and ethnic makeup (see categories in Quantitative Methods across Chapters) of the population by housing status: renters, homeowners, and people experiencing homelessness
2024 American Community Survey 1-year estimates accessed via IPUMS (Population in Rental Housing, Owner-occupied housing and Total population) 2025 Greater Los Angeles Homeless Count (All unhoused, sheltered and unsheltered population)
Characteristics of Renters, Homeowners & Houseless Angelenos: Age
The age distribution (see categories in Quantitative Methods across Chapters) of the population by housing status: renters, homeowners, and people experiencing homelessness
2024 American Community Survey 1-year estimates accessed via IPUMS (Population in Rental Housing, Owner-occupied housing and Total population) 2025 Greater Los Angeles Homeless Count (All unhoused, sheltered and unsheltered population
Median Household Income by Tenure
The middle value for household income in Los Angeles County, measured in 2024 dollars, disaggregated into households occupied by homeowners and renters Income is defined as any money that a person earns from work, selling products or services, or any other streams such as Social Security payments, pensions, child support, public assistance, annuities, money derived from rental properties, interest and dividends, etc.
2024 American Community Survey 1-year estimates Table B25119

Acknowledgements

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