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TABLE OF CONTENTS <br />Page <br />EXECUTIVE SUMMARY........................................................................................................ 1 <br />DEMOGRAPHIC ANALYSIS ................................................................................................... 6 <br />Introduction.................................................................................................................... 6 <br />Elk River Study Area Definition ....................................................................................... 6 <br />Population and Household Growth Trends and Projections .......................................... 8 <br />Population Age Distribution Trends ................................................................................ 9 <br />Household Income .......................................................................................................... 11 <br />Tenure by Age of Householder ....................................................................................... 14 <br />Household Type .............................................................................................................. 15 <br />Tenure by Income........................................................................................................... 18 <br />Net Worth by Age of Householder ................................................................................. 20 <br />EMPLOYMENT ANALYSIS.................................................................................................... 22 <br />Employment Growth Trends ........................................................................................... 22 <br />Major Employer Interviews............................................................................................. 28 <br />HOUSING CHARACTERISTICS ............................................................................................... 31 <br />Introduction.................................................................................................................... 31 <br />Residential Construction Trends 2000 to Present .......................................................... 31 <br />American Community Survey .......................................................................................... 33 <br />Age of Housing Stock....................................................................................................... 33 <br />Housing Units by Structure and Occupancy or (Housing Stock by St ....... 35 <br />Housing Units by Occupancy Status and Tenure ............................................................ 37 <br />Owner Occupied Housing Units by Mortgage Status ..................................................... 38 <br />Owner-Occupied Housing Units by Value ....................................................................... 39 <br />Renter-Occupied Units by Contract Rent........................................................................ 40 <br />RENTAL MARKET ANALYSIS ................................................................................................ 41 <br />Introduction.................................................................................................................... 41 <br />General Occupancy Rental Projects................................................................................ 41 <br /> Pending Rental Developments in Elk River ..................................................................... 49 <br /> Rental Market Interview Summary ................................................................................. 50 <br /> <br />SENIOR HOUSING ANALYSIS ............................................................................................... 51 <br />Senior Housing Defined ................................................................................................... 51 <br />Senior Housing in Elk River .............................................................................................. 52 <br /> <br />