A couple of newly released surveys suggest Americans can expect to see more development -- more so-called "in fill" construction -- for the next several years in established urban and close-in suburban neighborhoods to accommodate an aging population that likes the feel of "new" but with the availability of traditional services.

One survey was put out by Professional Builder Magazine and the other by the National Association of Home Builders.

The Builder Magazine survey took a snapshot of the nation's aging population in attempting to decipher where the housing market was going.

A little more than a third of survey respondents said their first choice for their next home would actually be a new house built in an established neighborhood.

Magazine editor Susan Bady notes that 37 million members of the "baby boomer" generation will be between the ages of 45 and 54 by the year 2000.

Boomers "are concerned with aging; they want homes with ramps, wider doorways and sinks that will accommodate wheelchairs," the magazine says. "But they also are technologically sophisticated and crave upgraded wiring packages for computers, security and entertainment systems."

Perhaps not surprisingly, the Home Builder survey -- put out in conjunction with its "Smart Growth Strategy" -- also suggests building in the inner cities and close-in suburbs "represents a good alternative for those who value an urban lifestyle."

"More home builders are helping revitalize older urban areas by creating innovative infill communities," says NAHB Vice President Gary Garczynski, a builder-developer in Northern Virginia. But, he adds, "this kind of development poses many challenges."

Garczynski said one obstacle to in fill developments is opposition from nearby residents. "Many of the same people who denounce leapfrog development patterns (in far out suburbs) are also opposed to compact, in-fill housing when that housing is being built next door to them," he said.

Another problem, he said, is that existing infrastructure in urban areas is often inadequate, requiring substantial investment before new housing can be developed.

He also said the fact that -- across the board -- most buyers prefer traditional suburban homes also limits the market for infill.

According to the magazine survey, only 3.4 percent of baby boomer respondents said they wanted "age-restricted communities." A little over half of all respondents said they would rather live in a community that is open to all ages.

The 11.5 percent who showed a preference for master-planned community living listed swimming pools, security features and hiking trails as the most desirable amenities.

The magazine said energy efficiency tops the list of preferences among aging Americans.

Also named were fireplaces, home offices, home entertainment systems and bonus rooms. Features like main-floor master bedrooms and flex spaces (lofts, walkout basements) that can be used as home offices, recreation rooms, guest quarters or play areas for visiting children and grandchildren, were also listed.

Ironically, there was no consistency among boomers about whether larger homes were in their future or smaller ones.

Some 38 percent said they wanted to move to a bigger or better home, while 42.3 percent said they planned to downsize.

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Published: May 17, 1999

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