Greater Dubuque Development Corporation Quarterly UpdateCopyrighted
October 20, 2025
City of Dubuque WORK SESSION #
City Council
ITEM TITLE: 6:00 PM - Greater Dubuque Development Corporation
Quarterly Update
SUMMARY: Greater Dubuque Development Corporation staff will present
a quarterly update.
SUGGUESTED
DISPOSITION:
ATTACHMENTS:
1. Handout
2. Presentation
Page 11 of 817
YOU
_ I K:
Dubuaup
Established in November 1984, Greater Dubuque Development
is a public/private non-profit partnership formed for the
purpose of creating and retaining quality employment within
our region while maintaining and enhancing our quality of life
for the benefit of all businesses and residents. While our focus is
on Dubuque and Dubuque County, also referred to in economic
development terms as the Dubuque Metropolitan Statistical
Area (MSA), the positive impact of our actions and relationships
ripple throughout the Tri-State region.
Our 2022-2027 YOU can be great here campaign is a five-year
plan with aggressive goals, clear strategies, and actionable
steps aimed at population growth, job creation, increased
wages, construction investment, and poverty reduction. Through
our three pillars of Workforce Solutions, Business Services,
and Strategic Initiatives, we support and grow our business
community and their workforce while constantly improving
our region's quality of life. With the help of regional leaders,
businesses, non -profits, educational institutions, and citizens
working closely together, we can create a vibrant region of
choice that delivers on the promise YOU can be great here.
Am11 rAm
64K
By 2027, grow the regional
s workforce of Dubuque County
to 64,000.
onstruction
Encourage and facilitate
$1 billion of cumulative new
residential and commercial
construction by 2027.
$76K
Increase the D�
median house[
$76,000 by 202
105KI
Make 2027 the year that the
Dubuque County population
reaches 105,000.
_5%
By 2027, reduce the number of
households below the Dubuque
County Supplemental Poverty
Measurement by five percent.
1Com - -
Manage 12,146 Recruit Newcomer • ,0 118 Par ConnectCommunity of Colleges
resources Career untapped
Jobs Posted to and retain in Distinctively PP
and facilitate ProfessionalsHR AccessDubuqueJobs.c Dubuque Newcom talent withNetwork
relationships RegionalJob Board (FY24-2 newcomersRelocation Guide Program (FY24-2 opportunities • ... -Certificate
that streamline Response Outreach
through direct
Rapid • _ , for personal Support
connections programming YOU can be great here and
and targetedMarketing
between 490♦ marketing 58Community -- professional ,
employers and_ _ growth in the
International Job Seeker Career Fair strategies. Tours Provided % I Opportunity Dubuque Certificate
job seekers. Retention Attendees (FY24-25) gn (FY24-25) community. Completions (since 2011 program launch
Establish and InfoAction Interviews2 Identify and Provide access Quarterly r
maintain trusteduests ►nfoActi promote - • • • to labor data Dashboard zss
relationshipsAssistance ►ntervie opportunities • • • - and market
COMMUNITY PERC C
Annual • • -
with business Monthly Touchpoints with (FY24-25) for business insights to • .. Report
community and relocation oo 7 New Expansions Assiste maximize
MunicipalStateGovernment, by Greater Dubuque • •Analysis
public sector toUtilities,• 415 and business DevbyGrent(FY Dubuque
resources
advocate and expansion and promoteCompensation
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support regional Quarterly - Busq►nessAssiwu within the $33,539,525 adoption of Services
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=11 0
Facilitate I . . - Bring the public - • • $845K Identify and 2 32
economic - - • - - o�'` and private _ remove barriers,
growth by sectors together , , Secured for Phase ►1 Build improve public Proposed New
ut of Bright Minds Camp Housing Units
analyzing and - - - to secure and - • - - (2025) policy and - - (as of Sept. 2025)
cooperatively - - • • - F'' f, utilize diverse _ , incentives to • . - . - . - . -
addressing resources to _ of 0 Dubuque County empower the - - Approaching
gaps in • • • • • deliver on L Chi►d Care Providers private sector 100%
.. - • - - .. Granted $214K+ in Wage ..... . -
community ' , community Mill ., _ Enhancement& and inspire bold _ City-wideBroadba
services. priorities. ruitmen development. _ ess in Dubuque
L AccessDubuquejobs.com is made possible through a II Greater Dubuque Development is governed by a Board of Directors of 46 forward -thinking members of the Greater Dubuque community.
eeessdu'-uquejobs .com partnership between TH Media and Greater Dubuque TH M E D I A Greater In addition to our Board of Directors, the voices of 30 up and coming leaders from the region serve on our Future Leadership Team.
Development Corporation. Connecting our Community 0114 Dubuque For more information, visit www.greaterdubuque.org/who-we-are/our-board.
DEVELOPMENT CORP
YOU
Dubuque County Labor Force
66,000
64,000
62,000 _..202.,
2022
2024
60,000 .._.. ......_.._..... _2021
202s
58,000........................................_.._... __........_............................_..
56,000...................................................................................................................................
JAN FEB MAR APR MAY JUNE JULY AUG SEPT OCT NOV DEC
Source: Iowa Workforce Development Monthly Labor Force Summary, updated monthly
Construction Investment
$1,000,000,000_.........._......._.............. .._.._.............. .._.._.......... .._.._.._......................
...
_oO Total Construction
S800,000,000 Cumulative
S600,000,000 _...........................................................................................
Commercial
$400,000,000 .._.._. ................. .... . .. ...
Rest enTia
$200,000,000.............................
$o
2022 2023 2024 2025 2026 2027
Source: City of Dubuque & Dubuque CountyCncorporated & unincorporated), updated monthly
$76,000 Md Income
....edian...............................Househol.. ,�.
$74, 000 ... .. ......... .......
$70,000 ....... ......... _. _..
$68,000 _.. _. _....... _... _........ _..
$66, 00 0 ......... ......... ....... ........ .........
2021 2022 2023 2024 2025 2026
Source: American Community Survey, based on 5-year estimates, updated annually
105,000 ......................Population Growth
104,000 ......... _.._.._... ........_ ._.._.._....._...
103,000
102,000
101,000
100,000 _....... ......._ .._..... ......... ..._._.
99,000 ......... ....... ......... ......
98,000 .. ..... .. .... .... .. .. ......... .. .. ..... ........... _...
2021 2022 2023 2024 2025 2026
Source: American Community Survey, based on 5-year estimates, updated annually.
Poverty Rate
12.0%...... .... ........... ........... .... .......
.............._............._.._._.._....._.._._..
11.0% State of Iowa - --
Dubuque County
9.0% ......... _... _.. ......... .............. ...
8.0%
7.0%...................................
2021 2022 2023 2024 2025 2026
Source: American Community Survey, based on 5-year estimates, updated annually
Grow Dubuque County Labor Force
64,000.1obs
7�? GOAL: Grow the workforce of the Dubuque Metropolitan
Statistical Area (MSA) to over 64,000 jobs by 2027
PROGRESS: MAINTAINING - As of August 2025, the Dubuque
MSA is at an employment level of 59,500*.
*In the Dubuque MSA, 11.0% of the employed working age population
are remote workers. If it is for an employer outside of the MSA, they
would not be counted in the Dubuque MSA workforce totals.
Ignite Construction Investment
$1 billion
GOAL: Encourage and facilitate $1 billion of cumulative new
residential and commercial construction across the Dubuque
MSA by 2027
PROGRESS: ON TRACK - Now 3-years into the 5-year
campaign, total residential and commercial construction
investment in the Dubuque MSA has surpassed 93.3% of the
overall goal at $953,713,361 (as of August 2025).
Raise Median Household Income
$/6,1000
1 GOAL: Increase median household income for those living in
the Dubuque MSA to $76,000 by 2027.
PROGRESS: ON TRACK - As of December 2024, median
household income has increased from the 2021 benchmark of
$68,198 to $75,919.
Increase Dubuque County Population
105,000
GOAL: Make 2027 the year that the population of the
Dubuque MSA reaches 105,000.
PROGRESS: IMPROVING - As of September 2025, Dubuque
County's population is holding steady at 99,242.
Decrease Poverty Rate
-5%
GOAL: By 2027, reduce the number of Dubuque MSA
households below the Dubuque County Supplemental Poverty
Measurement by five percent to 8.8%.
PROGRESS: ON TRACK - As of December 2024, the poverty
rate for Dubuque County decreased from 10.0% the year prior
to 9.4%.
• INS •I�•ir=•11�2r�lr=
Greater Dubuque
DEVELOPMENT CORP.
City of Dubuque Work Session
October 20, 2025 at 6:00 p.m.
Housing Challenges & Opportunities
Rick C'ickinson
President &CEO
1. Uncovering the Challenge
2. Study the Problem
3. Develop & Implement
Strategies
4. Monitor Outcomes
5. Repeat
Greater
D b q ue
DEVELOPMENT CORP.
Page 17 of 817
InfoActions
Q50: Looking at the long-term viability of both your company and this
community, which of the following efforts do you believe should be
prioritized to increase the competitiveness of the city, region, or state?
2022-2023
305
Companies
Interviewed
Housing
Access =
2023-2024
270
Companies
Interviewed
Housing
Access =
# concern
140
FY2024-2025 I nfoA ctions
101 255 Employer Interviews
87 85 73
11M65
58 58 52 50 50
43
33 32 31
24 22
'c
ON
a
L
34 July -Sept 2025 I nfoActions
29 72 Employer Interviews
. 26 26 24
21 21
20 19
18 17
12 11 11
8 7 6
1111111111
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23
c
Page 19 of 817
FY2023-2024 FY2024-2025 July -Sept 2025
270 Employer Interviews 255 Employer Interviews 72 Employer Interviews
Fire
Ambulance
Police
Colleges & Universities
Schools (K-12)
Community College
Health Care
Trucking
Highways
Streets
Traffic Control/Flow
Community Planning
Regulatory
Zoning/Building
Property Taxes
Child Care
Public Transportation
Housing
Air argo
Air Passenger Service
= 5 6
Fire
Ambulance
Police
Colleges & Universities
Schools (K-12)
Community College
Trucking
Health Care
Highways
Streets
Community Planning
Zoning/Building
Regulatory
Traffic Control/Flow
Child Care
Property Taxes
Public Transportation
Air Car
Housing
Air Passenger Service
1 4 5
FIRE
POLICE
AMBULANCE
COLLEGES&. UNIVERSITIES
SCHOOLS (K-12)
COMMUNITY COLLEGE
TRUCKING
ELDER CARE
CHILD CARE
HIGHWAYS
HEALTH CARE
COMMUNITY PLANNING
STREETS
ZONING/BUILDING
TRAFFIC CONTROL/FLOW
PUBLIC TRANSPORTATION
PROPERTY TAXES
HOUSING
INJT/AFFORDAEU TY)
AIR PASSENGER SERVICE
6 / 1 2 3 4 5 B 7
Page 20 of 817
Top 10 Factors Ranked
by Importance When
Considering Where to
Live / Work in the
Access to quality healthcare
Affordable homeownership
Great schools and education
Low crime rate
Variety of restaurants
Future
Affordable, quality rental housing
i Future Community Natural features
Greater Dubuque Region Farmer's markets
Shopping/commercial districts
Pet -friendly community
3.93
3.93
Page 21 of 817
Develop & Implement Strategies
• Designation as a "Distressed Housing
Community' positioned Dubuque projects
favorably for the Iowa Economic
Development Authority's Workforce
Housing Tax Credit program, including
market -rate and greenfield developments.
The designation also strengthens
applications for federal Low -Income
Housing Tax Credits (LIHTC).
Page 22 of 817
Develop &Implement Strategies (continued)
• The City of Dubuque approved new housing
incentives to stimulate private investment
encouraging the creation of new workforce and middle -
market housing. Including expanded tax abatement,
tax increment financing options, land purchase grants,
and other targeted neighborhood -based incentives.
• By consolidating and clarifying its housing incentives in
the Programs & Incentives brochure, the City of
Dubuque established a transparent foundation for
private investment.
LOC4LMULTt-RE5IOENTIAL/RENTAL9
ROP 91HCEMIVE PROGRAMS
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www.cityofdu6uaue-org/incerrti ves
Page 23 of 817
2025 Housing Assessment
Update:
• All of Dubuque County
• Highlighted persistent
challenges in workforce and
middle -market housing
availability and affordability
ECIA
Greater
1 Dubu ue
DEVELOPMENT " CORP.
Page 24 of 817
Creating A Balanced Housing Market
• Neither buyers and sellers or landlords and renters
have an overwhelming advantage.
• Housing costs don't grow faster than wages.
• New construction generally keeps pace with population
growth and vacancy rates stay in the balanced range.
• 0.6% homeowner vacancy; 5.3% rental vacancy =
Lowest overall vacancy rate among Iowa peer
counties
Page 25 of 817
Workforce Housing
• Workforce housing serves rental or owner -occupied housing for
households making $55-93k, approx. 30% of Dubuque County
households.
• Example Resident Profiles:
1. Single Worker
• Male 25 years old, working as Production Associate, making
$43K per year.
2. Working Family
• Two adults 40 years old with two children, one working as a
restaurant assistant manager and the other as an early
childhood teacher, making $61 K per year combined.
Page 26 of 817
Workforce Housinc Progress
EXAMPLE > Union at the Marina
• $55m project, creating 201 units
• State &Federal Incentives:
• Low Income Housing Tax
Credits
• Local incentives:
• Land Grant
• Tax Increment Financing
• Lift Station Upgrade
�f
N I f 1 �
Rendering courtesy of The Annex Group
Middle -Market Housing Need by
the Numbers
• Days on Market (DOM) down
since 2020 = Undersupply
• Median home sale price = $240K,
up 44% since 2017
• Median rent $944/month, up 41%
since 2013
• A median -priced home is only
affordable to 38% of
households
Median Days on Market
16
-
1c
m
10
0
T
$
N
0
2017
2018 2019 2u2G 2021
2022 204v �0o-_
$300,000
$280,000
$260,000
$240,000
$220,000
$200,000
$180,000
$160,000
$140,000
$120,000
$100,000
Dubuque County Home List and Sale Prices
2017 2018 2019
Average Sale Price
Median Sale Price
dW
2020 2021 2022 2023
— — Average List Price
— Median List Price
2024
Page 28 of 817
Middle -Market Rental Progress
• [•
r � -
# d a wJ
x�
Ren 'ng c esy of Talon Development
EXAMPLE > Fox Hills
• $60M project creating 390 units
• Local Incentives:
• Property Tax Abatement
• State Incentives:
• Workforce Housing Tax Credits
Middle -Market Single Family
• Serves households earning $90-130k looking
for ownership options between $250-400k.
• Example Resident Profiles:
1. Young Family
• Two adults 38 years old with 2
children, one working as a teacher
and the other as mid -level
manufacturing manager, making
$118k per year together
2. Established Professional Couple
• Two adults 45 years old, working as
healthcare administrators, making
$125k per year together
Page 30 of 817
Based on the growth rate of the most recent decade, Dubuque
County will need 2,560 new housing units by 2035.
• Continue current incentive programs
• Reduce pre -construction costs through proactive and simplified
regulatory and permitting system.
• Capitalize affordable short-term construction loans for smaller
developers/developments.
• Develop a revolving loan fund for owner -led rehabilitations.
Page 31 of 817
Rick Dickinson
President &CEO
Nic Hockenberry
Director of Workforce Programming
Dave Lyons
Strategic Initiatives Consultant
Thank You
Greater Dubuque
DEVELOPMENT CORP.
access
dubuque
jobs-com
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