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TABLE OF CONTENTS <br /> Page <br /> EXECUTIVE SUMMARY 1 <br /> DEMOGRAPHIC ANALYSIS 10 <br /> Introduction 10 <br /> Elk River Definition 10 <br /> Population and Household Growth Trends and Projections 11 <br /> Population Age Distribution Trends 12 <br /> Household Income 13 <br /> Tenure by Age of Householder 16 <br /> Household Type 19 <br /> Tenure by Income 21 <br /> Net Worth by Age of Householder 23 <br /> Other Land Issues <br /> EMPLOYMENT ANALYSIS 26 <br /> Employment Growth Trends 26 <br /> Major Employer Interviews 31 <br /> HOUSING CHARACTERISTICS 33 <br /> Introduction 33 <br /> Residential Construction Trends 2000 to Present 33 <br /> American Community Survey 34 <br /> Age of Housing Stock 35 <br /> Housing Units by Structure and Occupancy or (Housing Stock by Structure Type) 37 <br /> Housing Units by Occupancy Status and Tenure 39 <br /> Owner Occupied Housing Units by Mortgage Status 40 <br /> Owner-Occupied Housing Units by Value 40 <br /> Renter-Occupied Units by Contract Rent 42 <br /> Competitive Land in the Market Area <br /> RENTAL MARKET ANALYSIS 43 <br /> Introduction 43 <br /> General Occupancy Rental Projects 43 <br /> Pending Rental Developments in Elk River 50 <br /> Rental Market Interview Summary 50 <br /> SENIOR HOUSING ANALYSIS 52 <br /> Senior Housing Defined 52 <br /> Senior Housing in Elk River 53 <br />