Approving a Development Agreement with GT Novelty Condos, LLCCity of Dubuque
City Council
PUBLIC HEARINGS # 3.
Copyrighted
January 5, 2026
ITEM TITLE: Resolution Approving a Development Agreement by and
Between the City of Dubuque, Iowa and GT Novelty Condos,
LLC, Including the Issuance of Urban Renewal Tax Increment
Revenue Obligations
SUMMARY: Proof of publication on notice of public hearing to consider
City Council adopt the attached Resolution approving a
Development Agreement by and between the City of
Dubuque, Iowa and GT Novelty Condos, LLC, including the
issuance of Urban Renewal Tax Increment Revenue Grant
Obligations, and City Manager recommending approval.
RESOLUTION Approving A Development Agreement By And
Between The City Of Dubuque, Iowa And Gt Novelty Condos,
LLC, Including The Proposed Issuance Of Urban Renewal
Tax Increment Revenue Obligations
SUGGUESTED Receive and File; Adopt Resolution(s)
DISPOSITION:
ATTACHMENTS:
1. MVM Memo
2. Staff Memo
3. Development Agreement
4. Resolution
5. Written Input - Uploaded 1.5.26
6. City Housing by employer interviews —Uploaded 1.5.26
7. Housing Creation Rehabs 2010-2026_Uploaded 1.5.26
8. Housing Incentives By Type Location Affordability Matrix_Uploaded 1.5.26
9. Housing Incentives - New Units Handout - Sept 22 2025_Uploaded 1.5.26
10. Population Change 4-Pager 2024_Uploaded 1.5.26
11. City Manager Column from July August 2025 City News Newsletter —Uploaded
1.5.26
12. FINAL_Dubuque County Housing Needs Assessment 11.04.25_Uploaded 1.5.26
13. Dubuque County HNA Survey Report —Comments —COMBINED
10.23.25_Uploaded 1.5.26
14. TIF 15-Year Impact - State_Uploaded 1.5.26
15. Downtown_Housing_Eligibility_Guidelines_2025.1_Uploaded 1.5.26
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Dubuque
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TO: The Honorable Mayor and City Council Members
FROM: Michael C. Van Milligen, City Manager
SUBJECT: Resolution Approving a Development Agreement by and between the City
of Dubuque, Iowa and GT Novelty Condos, LLC Including the Issuance of
Urban Renewal Tax Increment Revenue Grant Obligations Pursuant to the
Development Agreement
DATE: December 29, 2025
Economic Development Director Jill Connors is recommending City Council adopt the
attached Resolution approving a Development Agreement by and between the City of
Dubuque, Iowa and GT Novelty Condos, LLC, including the issuance of Urban Renewal
Tax Increment Revenue Grant Obligations.
GT Novelty Condos, LLC owns the Novelty Iron Works building at 333 E. loth Street in
the Millwork District. This mixed -use property currently includes retail establishments
throughout most of the first floor and 76 apartments on the upper floors above the
center and eastern -most parts of the building. The western -most portion of the building
was completed to the "white -box stage" during original redevelopment of the building by
the prior owner. A "white -box stage" area is a commercial space finished only to a
basic, code -compliant shell with essential utilities in place, leaving all final interior build -
out to the tenant. This section of the building has been vacant since the original
redevelopment areas were completed in 2016.
GT Novelty Condos, LLC has purchased the building and is proposing to construct for -
sale condominiums in the white -box area of the building.
The key elements of the Development Agreement include the following:
• Developer will make a capital investment of approximately $6 million dollars to
redevelop the property.
• Developer must create 34 condominium units.
• Developer will receive 15 years of tax increment financing incentives in the form
of semi-annual rebates. Tax increment financing incentives are estimated to not
exceed $1,030,104.
• City will award a $10,000 Housing Creation Grant for each new unit created, for a
total of $340,000.
Page 374 of 567
• City will amend the Greater Downtown Urban Renewal District Plan to
accommodate the issuance of tax increment financing incentives.
I concur with the recommendation and respectfully request Mayor and City Council
approval.
k�4
Mic ael C. Van Milligen
MCVM:sv
Attachment
cc: Crenna Brumwell, City Attorney
Cori Burbach, Assistant City Manager
Jill Connors, Economic Development Director
2
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Dubuque Economic Development
Department
THE CITY OF
50 West 13th Street
All•AmeMaCity Dubuque, Iowa 52001-4864
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DTTY (563) 690-6678
http://www.cityofdubuque.org
2007*2012.2013
Masterpiece on the Mississippi 2017*2019
TO: Michael C. Van Milligen, City Manager
FROM: Jill M. Connors, Economic Development Director
SUBJECT: Resolution Approving a Development Agreement by and between the City
of Dubuque, Iowa and GT Novelty Condos, LLC Including the Issuance of
Urban Renewal Tax Increment Revenue Grant Obligations Pursuant to the
Development Agreement
DATE: December 18, 2025
INTRODUCTION
This memorandum is a request for the City Council to adopt the attached Resolution
approving a Development Agreement by and between the City of Dubuque, Iowa and
GT Novelty Condos, LLC, including the issuance of Urban Renewal Tax Increment
Revenue Grant Obligations.
BACKGROUND
GT Novelty Condos, LLC, the Developer, is an Iowa limited liability company whose
principals are Gary Carner and Tom Kelzer. Mr. Carner and Mr. Kelzer have both
successfully completed a number of projects in the City of Dubuque, including the
Crescent Community Health Center building, the TownePlace Suites near the Millwork
District, and other smaller redevelopment projects.
DISCUSSION
GT Novelty Condos, LLC owns the Novelty Iron Works building at 333 E. loth Street in
the Millwork District. This mixed -use property currently includes retail establishments
throughout most of the first floor and 76 apartments on the upper floors above the
center and eastern -most parts of the building. The western -most portion of the building
was completed to the "white -box stage" during original redevelopment of the building by
the prior owner. A "white -box stage" area is a commercial space finished only to a
basic, code -compliant shell with essential utilities in place, leaving all final interior build -
Page 376 of 567
out to the tenant. This section of the building has been vacant since the original
redevelopment areas were completed in 2016.
GT Novelty Condos, LLC has purchased the building and is proposing to construct for -
sale condominiums in the white -box area of the building.
The key elements of the Development Agreement include the following:
• Developer will make a capital investment of approximately $6 million dollars to
redevelop the property.
• Developer must create 34 condominium units.
• Developer will receive 15 years of tax increment financing incentives in the form of
semi-annual rebates. Tax increment financing incentives are estimated to not exceed
$1,030,104.
• City will award a $10,000 Housing Creation Grant for each new unit created, for a
total of $340,000.
• City will amend the Greater Downtown Urban Renewal District Plan to accommodate
the issuance of tax increment financing incentives.
The Development Agreement requires the Developer to accept applications from
prospective tenants with housing choice vouchers (issued under the U.S. HUD's
Section 8 voucher program or a similar program) that are otherwise qualified
prospective tenants.
RECOMMENDATION/ ACTION STEP
I recommend, following the public hearing, the City Council adopt the attached
Resolution approving the Development Agreement, including the issuance of Urban
Renewal Tax Increment Revenue Grant Obligations.
2
Page 377 of 567
DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF DUBUQUE, IOWA
AND
GT NOVELTY CONDOS, LLC
This Development Agreement (hereinafter, the "Agreement"), dated for reference
purposes the '1 day of Tnnun,�, , , 2026, is entered into by and between the City
of Dubuque, Iowa, a municipality (" ity"), acting under authorization of Iowa Code
Chapter 403, as amended, and GT Novelty Condos, LLC, an Iowa limited liability
company ("Developer").
WHEREAS, Developer is the owner of the following real estate located in the
City of Dubuque, County of Dubuque, State of Iowa:
Unit 4 of Novelty Iron Works Condominiums located on Lot 1 of Lot 1 of Center
City Place #2, in the City of Dubuque, Iowa, according to the Declaration of
Submission to Horizontal Property Regime, Instrument #2014-2934, as
amended, and the recorded Plat thereof,
as shown on Exhibit B (the "Property"); and
WHEREAS, Developer desires to undertake a rehabilitation of the Property by
constructing thirty-four (34) condominium units and common areas (the "Project"),
substantially as shown on the site plan set forth in Exhibit C attached hereto (as may be
amended as hereinafter provided in this Agreement, the "Site Plan"), on the Property;
and
WHEREAS, the Property is located in the Greater Downtown Urban Renewal
District which has been so designated by City Council Resolution 123-67, as
subsequently amended, as a slum and blighted area (the "Project Area") defined by
Iowa Code Chapter 403 (the "Urban Renewal Law"); and
WHEREAS, subject to the terms of this Agreement, Developer intends to
undertake the development of the Project to be located on the Property; and
WHEREAS, Developer will make a capital investment in building improvements,
equipment, furniture and fixtures in the Property including, without limitation, any public
or site related improvements specifically needed for the development and completion of
the Project; and
WHEREAS, pursuant to Iowa Code Section 403.6(1), and in conformance with
the Urban Renewal Plan for the Project Area adopted on May 18, 1967, and last
amended on April 21, 2025, (the "Urban Renewal Plan"), Exhibit A, City has the
authority to enter into contracts and agreements to implement the Urban Renewal Plan,
as amended; and
12/11 /2025bal
WHEREAS, the City Council believes it is in the best interests of the City to
encourage Developer in the development of the Property by providing certain incentives
as set forth herein.
NOW, THEREFORE, the parties to this Agreement, in consideration of the
promises, covenants and agreements made by each other, do hereby agree as follows:
SECTION 1. REPRESENTATIONS OF CITY. To induce Developer to enter into this
Agreement and carry out the Project, City hereby represents and warrants to Developer,
that:
1.1 City has duly obtained all necessary approvals and consents for its
execution, delivery and performance of this Agreement, and that it has full power and
authority to execute, deliver and perform its obligations under this Agreement including,
without limitation, the execution and delivery of all documents contemplated under this
Agreement. City's attorney shall issue a legal opinion to Developer at the time of the
Closing confirming the representation contained herein, in form and substance attached
hereto as Exhibit D.
1.2 Unless otherwise agreed to in writing by Developer and City, Developer shall
be responsible for the cost to modify or relocate all city utilities deemed necessary for
the development and use of the Property. Developer shall have the right to connect to
said utilities, subject to City's connection fees.
1.3 City shall exercise its best efforts to cooperate with Developer in the
development process.
1.4 City shall exercise its best efforts to resolve any disputes arising during the
development process in a reasonable and prompt fashion.
1.5 The Property is properly zoned for the various uses described in this
Agreement.
1.6 City represents and agrees that use of the Property as described in this
Agreement is in full compliance with the Urban Renewal Plan.
1.7 The execution, delivery and performance of this Agreement and the
consummation of the transactions contemplated by this Agreement do not and shall not
result in any material breach of any terms or conditions of any mortgage, bond,
indenture, agreement, contract, license, or other instrument or obligation to which City is
a party or by which either the City or the Property being conveyed are bound, nor shall
the execution, delivery and performance of this Agreement violate any statute,
regulation, judgment, writ, injunction or decree of any court threatened or entered in a
proceeding or action in which City may be bound or to which City may be subject.
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1.8 The representations and warranties contained in this Section shall be correct
in all respects on and as of the Closing Date with the same force and effect as if such
representations and warranties had been made on and as of the Closing Date, and
such representations and warranties shall survive the Closing.
SECTION 2. REPRESENTATIONS OF DEVELOPER. The Developer makes the
following representations and warranties:
2.1 Developer is an Iowa limited liability company duly organized and validly
existing under the laws of the State of Iowa and has all requisite power and authority to
own and operate its properties, to carry on its business as now conducted and as
presently proposed to be conducted, and to enter into and perform its obligations under
this Agreement.
2.2 This Agreement has been duly authorized, executed and delivered by
Developer and, assuming due authorization, execution and delivery by the City, is in full
force and effect and is a valid and legally binding instrument of Developer enforceable
in accordance with its terms, except as the same may be limited by bankruptcy,
insolvency, reorganization or other laws relating to or affecting creditors' rights
generally. Developer's counsel shall issue a legal opinion to the City, at time of closing,
confirming the representations contained herein, containing the opinions set forth in the
form attached hereto as Exhibit E which such opinions shall be subject to customary
exceptions, exclusions and limitations.
2.3 The execution and delivery of this Agreement, the consummation of the
transactions contemplated hereby, and the fulfillment of or compliance with the terms
and conditions of this Agreement are not prevented by, limited by, in conflict with, or
result in a violation or breach of, the terms, conditions or provisions of the certificate of
limited liability company or the limited liability company agreement of Developer or any
contractual restriction, evidence of indebtedness, agreement or instrument of whatever
nature to which Developer is now a party or by which it or its property is bound, or
constitute a default under any of the foregoing.
2.4 There are no actions, suits or proceedings pending or to Developer's
knowledge, threatened against or affecting Developer in any court or before any
arbitrator or before or by any governmental body in which there is a reasonable
possibility of an adverse decision which could materially adversely affect the business,
financial position or result of operations of Developer or which affects the validity of the
Agreement or Developer's ability to perform its obligations under this Agreement.
2.5 Developer will perform its obligations under this Agreement in accordance
with the material terms of this Agreement, the Urban Renewal Plan and all local, State
and federal laws and regulations.
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2.6 Developer will use its best efforts to obtain, or cause to be obtained, in a
timely manner, all material requirements of all applicable local, state, and federal laws
and regulations which must be obtained or met for the Project.
2.7 Developer will obtain firm commitments for construction financing for the
Project in an amount sufficient, together with equity commitments, to successfully
complete the Project in accordance with the requirements of this Agreement and if
obtained, shall provide evidence thereof to City prior to the Closing Date.
SECTION 3. CONDITIONS TO CLOSING. The Closing and all the obligations of
Developer under this Agreement are subject to fulfillment, on or before the Closing Date
of the following conditions:
3.1 The representations and warranties made by City in Section 2 shall be
correct as of the Closing Date with the same force and effect as if such representations
were made at such time. At the Closing, City shall deliver a certificate, in the form of
Exhibit F, to that effect.
3.2 Developer shall have obtained at its sole expense any and all necessary
governmental approvals, including without limitation, building permits, approval of
zoning, subdivision or platting which might be necessary or desirable in connection with
the development of the Property. Any conditions imposed as a part of the zoning,
platting or subdivision must be satisfactory to Developer, in its sole opinion. City shall
cooperate with Developer in attempting to obtain any such approvals and shall execute
any documents necessary for this purpose, provided that City shall bear no out-of-
pocket expense in connection therewith. In connection therewith, City agrees (1) to
review all of Developer's plans and specifications for the Project and to either reject or
approve the same in a prompt and timely fashion, but in no event more than thirty (30)
days; (2) to issue a written notification to Developer, promptly following City's approval
of same, indicating that City has approved such plans and specifications, and that the
same are in compliance with the Urban Renewal Plan and/or that the appropriate
waivers have been obtained, this Agreement and any other applicable City or affiliated
agency requirements, with the understanding that Developer and its lenders shall have
the right to rely upon the same in proceeding with the Project; (3) to identify in writing as
soon as practicable after submission of said plans and specifications, any and all
permits, approvals and consents that are legally required for the acquisition of the
Property by Developer, and the construction, use and occupancy of the Project with the
intent and understanding that Developer and its lenders and attorneys will rely upon
same in establishing their agreement and time frames for construction, use and
occupancy, lending on the Project and issuing legal opinions in connection therewith;
and (4) to cooperate fully with Developer to facilitate the obtaining of such permits,
approvals and consents.
3.3 As of the date of this Agreement, City has completed all required notice to or
prior approval, consent or permission of any federal, state or municipal or local
governmental agency, body, board or official to the sale of the Property; and
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consummation of the Closing by City shall be deemed a representation and warranty
that it has obtained the same.
3.4 Developer shall be in material compliance with all the terms and provisions
of this Agreement.
3.5 Receipt of an opinion of counsel to Developer in the form attached hereto as
Exhibit E, which such opinions shall be subject to customary exceptions, exclusions and
limitations.
3.6 Developer shall have the right to terminate this Agreement, for any reason or
for no reason, at any time prior to the Closing. Upon the giving of notice of termination
by Developer to City to this Agreement, this Agreement shall be deemed null and void,
and thereafter the parties shall be relieved of any and all further obligations hereunder
other than those obligations which are specifically set forth hereunder to survive
termination.
3.7 Developer shall have otherwise satisfied itself with all other aspects of
proceeding with this transaction and the development of the Project as contemplated
herein, including, without limitation in any way, the financial viability of developing the
Project, the costs and expenses to be incurred in connection therewith, and all other
aspects of the planning, designing, development, construction and completion of the
Project, all as determined necessary or appropriate by Developer in its sole discretion.
SECTION 4. CLOSING. The Closing of this Agreement (the Closing) shall be on or
before January 7, 2025, ("the Closing Date"),
SECTION 5. CITY'S OBLIGATIONS AT CLOSING. At or prior to the Closing Date,
City shall:
5.1 Deliver to Developer such documents as may be required by this Agreement
or as may be reasonably required or as may be necessary to consummate the
transactions contemplated by this Agreement, all in a form satisfactory to Developer.
5.2 Deliver to Developer a statement at the Closing that all representations and
warranties in Section 1 are correct.
SECTION 6. MINIMUM IMPROVEMENTS.
6.1 Minimum Improvements. Developer will make a capital investment of
approximately Six Million Dollars ($6,000,000.00) to improve the Property (the Minimum
Improvements). The Minimum Improvements include creating at least thirty-four (34)
residential units.
6.2 Timing o�provements. Developer hereby agrees that construction of the
Minimum Improvements on the Property shall be commenced on or before November
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15, 2025, and shall be substantially completed by June 1, 2027. The time for the
performance of these obligations shall be suspended due to unavoidable delays
meaning delays, outside the control of the party claiming its occurrence in good faith,
which are the direct result of strikes, other labor troubles, unusual shortages of
materials or labor, unusually severe or prolonged bad weather, acts of God, fire or other
casualty to the Minimum Improvements, litigation commenced by third parties which, by
injunction or other similar judicial action or by the exercise of reasonable discretion
directly results in delays, or acts of any federal, state or local government which directly
result in extraordinary delays. The time for performance of such obligations shall be
extended only for the period of such delay.
6.3 Plans for Construction of Minimum Improvements. Prior to the Closing Date
Developer shall submit to City elevation drawings, site plan, building plans and
specifications, and related documents with respect to the Minimum Improvements to be
constructed by Developer on the Property (the "Construction Plans"). City shall promptly
review all Construction Plans submitted and approve or disapprove such Construction
Plans which approval shall not be unreasonably withheld, conditioned or delayed. The
Construction Plans shall be in conformity with Urban Renewal Plan, this Agreement,
and all applicable state and local laws and regulations. All work with respect to the
Minimum Improvements shall be in substantial conformity with the Construction Plans
approved by City.
6.4 Certificate of Completion. Promptly following the request of Developer upon
completion of the Minimum Improvements, City shall furnish Developer with an
appropriate instrument so certifying. Such certification (the "Certificate of Completion")
shall be in recordable form as shown on Exhibit G and shall be a conclusive
determination of the satisfaction or waiver and termination of Developer's agreements,
covenants, and obligations in this Agreement with respect to the obligations of
Developer to construct the Minimum Improvements.
6.5 Security Cameras. Developer shall install security cameras on the exterior of all
buildings on the Property and register said cameras with the "Secure Dubuque Personal
Surveillance System" described at https:Hcitvofdubuque.org/2980/Secure-Dubuque.
SECTION 7. CITY PARTICIPATION.
7.1 Development Incentive Grant to Developer.
(1) City agrees to provide to Developer on the terms and conditions set forth
in the Downtown Housing Incentive Program attached hereto as Exhibit H, a
grant in an amount not to exceed Three Hundred Forty Thousand Dollars
($340,000.00) (the Grant).
(2) Grant funds will not be disbursed to Developer until City has issued a
Certificate of Completion for the Project. The Grant shall be paid in Ten
n.
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Thousand Dollar ($10,000.00) payments for each unit that receives a Certificate
of Completion up to a maximum of thirty-four units. Prior to the disbursement of
any funds, Developer shall provide evidence satisfactory to City that the
Minimum Improvements have been completed in accordance with the Plans and
other documentation submitted to City with the Downtown Housing Assistance
application.
7.2 Economic Development Grants.
(1) Minimum Improvements. For and in consideration of Developer's obligations
hereunder, and in furtherance of the goals and objectives of the Urban Renewal
Plan for the Project Area and the Urban Renewal Law, City agrees, so long as no
Event of Default exists under this Agreement, to make thirty (30) consecutive
semi-annual payments (such payments being referred to collectively as the
"Economic Development Grants", to the Developer on the following dates
(subject to change based on the actual Completion Date):
November 1, 2029
May 1, 2030
November 1, 2030
May 1, 2031
November 1, 2031
May 1, 2032
November 1, 2032
May 1, 2033
November 1, 2033
May 1, 2034
November 1, 2034
May 1, 2035
November 1, 2035
May 1, 2036
November 1, 2036
May 1, 2037
November 1, 2037
May 1, 2038
November 1, 2038
May 1, 2039
November 1, 2039
May 1, 2040
November 1, 2040
May 1, 2041
November 1, 2041
May 1, 2042
November 1, 2042
May 1, 2043
November 1, 2043
May 1, 2044
pursuant to Iowa Code Section 403.19 (without regard to any averaging that may
otherwise be utilized under Iowa Code Section 403.19 and excluding any interest
that may accrue thereon prior to payment to Developer) during the preceding six-
month period in respect of the Property, the Minimum Improvements constructed
by Developer (the "Developer Tax Increments"). For purposes of calculating the
amount of Economic Development Grants provided in this Section, the Developer
Tax Increments shall be only those tax increment revenues collected by City in
respect to the increase in the assessed value of the Property above the
assessed value on January 1, 2025. City and Developer agree the Property
value as of January 1, 2025 is as follows: Three Hundred Twenty -Five Thousand
Nine Hundred Dollars ($325,900.00).
The Developer Tax Increments shall not include (i) any property taxes collected
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for the payment of bonds and interest of each taxing district, (ii) any taxes for the
regular and voter -approved physical plant and equipment levy and instructional
support levy, and (iii) any other portion required to be excluded by Iowa law, and
thus such incremental taxes will not include all amounts paid by Developer as
regular property taxes.
(2) To fund the Economic Development Grants, City shall certify to the County
prior to December 1 of each year, commencing December 1, 2027, its request for
the available Developer Tax Increments resulting from the assessments imposed
by the County as of January 1 of that year, to be collected by City as taxes are
paid during the following fiscal year and which shall thereafter be disbursed to
Developer on November 1 and May 1 of that fiscal year. (Example: if City so
certifies in December 2028, the Economic Development Grants in respect thereof
would be paid to the Developer on November 1, 2029, and May 1, 2030).
(3) The Economic Development Grants shall be payable from and secured
solely and only by the Developer Tax Increments (which, upon receipt, shall be
deposited and held in a special account created for such purpose and designated
as the "GT Novelty Condos TIF Account" of City. City hereby covenants and
agrees to maintain its TIF ordinance in force during the term hereof and to apply
the incremental taxes collected in respect of the Minimum Improvements and
allocated to the GT Novelty Condos TIF Account to pay the Economic
Development Grants, as and to the extent set forth in Section 7.2(1) hereof. The
Economic Development Grants shall not be payable in any manner by other tax
increments revenues or by general taxation or from any other City funds. City
makes no representation with respect to the amounts that may be paid to
Developer as the Economic Development Grants in any one year and under no
circumstances shall City in any manner be liable to Developer so long as City
timely applies the Developer Tax Increments actually collected and held in the
GT Novelty Condos TIF Account (regardless of the amounts thereof) to the
payment of the Economic Development Grants to Developer as and to the extent
described in this Section 7.2(3).
(4) City shall be free to use any and all tax increment revenues collected in
respect to other properties within the Project Area, or any of the available
Developer Tax Increments resulting from the termination of the annual Economic
Development Grants under Section 7.2(1) hereof, for any purpose for which such
tax increment revenues may lawfully be used pursuant to the provisions of the
Urban Renewal Law, and City shall have no obligations to Developer with
respect to the use thereof. City shall also be free to use for any lawful purpose
the actual tax increment revenues collected by the City and which funds are not
required to be paid to Developer in respect of the Minimum Improvements.
7.4 Non-appropriation/Limited Source of Funding. Notwithstanding anything in this
Agreement to the contrary, the obligation of City to pay any installment of the Economic
Development Grant shall be an obligation limited to currently budgeted funds, and not a
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general obligation or other indebtedness of City or a pledge of its full faith and credit
under the meaning of any constitutional or statutory debt limitation, and shall be subject
in all respects to the right of non -appropriation by the City Council as provided in this
Section 7.4 City may exercise its right of non -appropriation as to the amount of the
installments to be paid during any fiscal year during the term of this Agreement without
causing a termination of this Agreement. The right of non -appropriation shall be
exercised only by resolution affirmatively declaring City's election to non -appropriate
funds otherwise required to be paid to Developer in the next fiscal year under this
Agreement.
(1) In the event the City Council elects to not appropriate sufficient funds in the
budget for any future fiscal year for the payment in full of the installments on the
Economic Development Grant due and payable in that fiscal year, then: (i) City
shall have no further obligation to Developer for the payment of all installments
due in the next fiscal year which cannot be paid with the funds then appropriated
for that purpose; and, (ii) Developer shall be released from all further obligations
under this Agreement during that same fiscal year
(2) Each installment of the Economic Development Grant shall be paid by City
solely from funds appropriated for that purpose by the City Council from taxes
levied on the Property that are allocated to the special fund pursuant to Iowa
Code (2013) § 403.19(2).
(3) The right of non -appropriation reserved to City in this Section 7.4 is intended
by the parties, and shall be construed at all times, so as to ensure that City's
obligation to pay future installments on the Economic Development Grants shall
not constitute a legal indebtedness of City within the meaning of any applicable
constitutional or statutory debt limitation prior to the adoption of a budget which
appropriates funds for the payment of that installment or amount. In the event
that any of the provisions of this Agreement are determined by a court of
competent jurisdiction to create, or result in the creation of, such a legal
indebtedness of City, the enforcement of the said provision shall be suspended,
and the Agreement shall at all times be construed and applied in such a manner
as will preserve the foregoing intent of the parties, and no event of default shall
be deemed to have occurred as a result thereof. If any provision of this
Agreement or the application thereof to any circumstance is so suspended, the
suspension shall not affect other provisions of this Agreement which can be
given effect without the suspended provision. To this end the provisions of this
Agreement are severable.
4) Developer acknowledges and agrees that the State of Iowa retains the
authority to amend, modify, or repeal laws governing property tax, tax increment
financing (TIF), and any related rebate mechanisms. City makes no
representations or warranties regarding the continuation of current state law or
the availability of rebates in their present form. In the event that any legislative or
regulatory action by the State of Iowa alters or limits the availability, calculation,
distribution, or administration of rebates, City shall have no obligation to
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compensate Developer for any resulting reduction, loss, or elimination of rebates.
Developer assumes all risk associated with potential changes to applicable state
law.
SECTION 8. COVENANTS OF DEVELOPER.
8.1 Operation of Property: Housing Vouchers. For and in consideration of the
Grants offered under this Agreement, during the operation of the Property, as a rental
residential property, Developer shall accept, or cause to be accepted, applications from
prospective tenants with housing vouchers (issued under the U.S. HUD's Section 8
voucher program or a similar program) that are otherwise qualified prospective tenants,
as determined by Developer. Developer retains all rights to manage, direct or evict any
tenants as provided under Iowa law.
8.2 Insurance Requirements:
Insurance Requirements.
(1) Developer shall provide and maintain or cause to be maintained at all
times during the process of constructing the Minimum Improvements and at its
sole cost and expense (and, from time to time at the request of City, furnish City
with proof of insurance in the form of a certificate of insurance for each insurance
policy):
Builder's risk insurance, written on a completed value in an amount equal to one
hundred percent (100%) of the replacement value of the Minimum
Improvements, naming City as a named insured and lender loss payable.
Coverage shall include the "special perils" form.
The City of Dubuque, Owners, Contractors, Subcontractors, and Sub -
Subcontractors shown as additional named insureds are only additional named
insured with respect to their interest in the Covered Property at the premises
shown in the declarations.
(2) Upon completion of construction of the Minimum Improvements and up to
the Termination Date, Developer shall maintain, or cause to be maintained, at its
cost and expense (and from time to time at the request of City shall furnish proof
of insurance in the form of a certificate of insurance) property insurance against
loss and/or damage to the Minimum Improvements under an insurance policy
written in an amount not less than the full insurable replacement value of
Minimum Improvements naming City as lender loss payable. Coverage shall
include the "special perils" form.
(3) The term "replacement value" shall mean the actual replacement cost of
Minimum Improvements (excluding foundation and excavation costs and costs of
underground flues, pipes, drains and other uninsurable items) and equipment,
10
Page 387 of 567
and shall be reasonably determined from time to time at the request of City, but
not more frequently than once every three (3) years.
(4) Contractor shall be responsible for deductibles and self -insured retention.
(5) Developer agrees to notify City immediately in the case of damage
exceeding One Hundred Thousand Dollars ($100,000.00) in amount to, or
destruction of, the Minimum Improvements or any portion thereof resulting from
fire or other casualty. The net proceeds of any such insurance (the Net
Proceeds) shall be paid directly to Developer as its interests may appear, and
Developer shall forthwith repair, reconstruct and restore the Minimum
Improvements to substantially the same or an improved condition or value as
they existed prior to the event causing such damage and, to the extent necessary
to accomplish such repair, reconstruction and restoration, Developer shall apply
the Net Proceeds of any insurance relating to such damage received by
Developer to the payment or reimbursement of the costs thereof, subject,
however, to the terms of any mortgage encumbering title to the Property (as its
interests may appear). Developer shall complete the repair, reconstruction and
restoration of Minimum Improvements whether or not the Net Proceeds of
insurance received by Developer for such Purposes are sufficient.
(6) This covenant shall survive the termination of this Agreement.
8.3 Non -Discrimination. In carrying out the project, Developer shall not discriminate
against any employee or applicant for employment because of age, color, familial
status, gender identity, marital status, mental/physical disability, national origin, race,
religion/creed, sex, or sexual orientation.
8.4 Conflict of Interest. Developer agrees that no member, officer or employee
of City, or its designees or agents, nor any consultant or member of the governing body
of City, and no other public official of City who exercises or has exercised any functions
or responsibilities with respect to the Project during his or her tenure, or who is in a
position to participate in a decision -making process or gain insider information with
regard to the Project, shall have any interest, direct or indirect, in any contract or
subcontract, or the proceeds thereof, for work to be performed in connection with the
Project, or in any activity, or benefit therefrom, which is part of the Project at any time
during or after such person's tenure. In connection with this obligation, Developer shall
have the right to rely upon the representations of any party with whom it does business
and shall not be obligated to perform any further examination into such party's
background.
8.5 Non -transferability; Permitted Transfers. Until such time as the applicable
Minimum Improvements are complete (as certified by City under Section 6.4), except as
provided in this Section, this Agreement may not be assigned by Developer nor may the
Property be transferred by Developer to another party without the prior written consent
11
Page 388 of 567
of City, which consent shall not be unreasonably withheld; provided, that, Developer
may without the City's consent, assign this Agreement to an affiliate of Developer under
common ownership or control (provided such affiliate agrees to assume in writing the
obligations of Developer hereunder); and provided further, that Developer may
collaterally assign this Agreement to its mortgage lender as may be required to secure
financing for the Minimum Improvements. For the avoidance of doubt, this Agreement
and the incentives included within this Agreement may be transferred upon sale of the
Property without the consent of City following completion of the Minimum Improvements
as evidence by a Certificate of Completion.
8.6 Restrictions on Use. Developer agrees for itself, its successors and assigns,
and every successor in interest to the Property or any part thereof that they and their
respective successors and assigns, shall devote the Property to, and only to and in
accordance with, the uses specified in the Urban Renewal Plan (and City represents
and agrees that, use of the Property as described in this Agreement is in full compliance
with the Urban Renewal Plan); and
8.7 Compliance with Laws. Subject to City's representations, warranties and
covenants with respect to City's obligation to comply with laws, rules and regulations
relating to the Property as set forth in this Agreement, Developer will comply with all
laws, rules and regulations relating to the Property and the Minimum Improvements,
other than laws, rules and regulations the failure to comply with which or the sanctions
and penalties resulting therefrom, would not have a material adverse effect on the
business, property, operations, financial or otherwise, of Developer.
8.8 Operation as Short -Term Rental. For and in consideration of the Grants offered
under this Agreement, until the Termination Date, no more than ten percent (10%) of
the Units shall be operated as short-term rentals. Short-term rental means a rental
period of less than thirty (30) consecutive days.
8.9 Books and Records. During the term of this Agreement and from and after
completion of the Minimum Improvements, Developer shall keep at all times and make
available to City upon reasonable request proper books of record and account in which
full, true and correct entries will be made of all dealings and transactions of or in relation
to the business and affairs of Developer with respect to the Property and the Minimum
Improvements in accordance with generally accepted accounting principles consistently
applied throughout the period involved, and Developer shall provide reasonable
protection against loss or damage to such books of record and account.
Notwithstanding anything contained herein to the contrary, City and its agents and
employees shall not disclose any information contained in such books of record and
account to any party without the Developer's prior written consent except as required by
law or court order, and except that to the extent that such information is necessary to
City's consultants and advisors, provided, however, such persons shall agree to keep
such information confidential, and Developer may require that the City enter into a
confidentiality agreement in a form acceptable to Developer prior to granting City
12
Page 389 of 567
access to such books of record and account.
8.10 No Exemptions. During the term of this Agreement, and except as otherwise
permitted by this Agreement, Developer agrees not to apply for any state or local
property tax exemptions which are available with respect to the Property or the
Minimum Improvements located thereon that may now be, or hereafter become,
available under state law or city ordinance during the term of this Agreement, including
those that arise under Iowa Code Chapters 404 and 427, as amended. Provided,
however, in the event Developer does not receive the benefit of any City obligation set
forth in Section 7 or elsewhere herein, then Developer may apply for additional
incentives or grants from City or third parties, as the case may be.
1.11 Repairs.
(1) Developer shall at all times at Developer's own costs and expense,
keep the Property and the improvements thereon, and all
sidewalks, curbs, and all appurtenances to the Property, in good
order, condition and repair, casualties and ordinary wear and tear
excepted. Developer shall keep the Property in such condition as
may be required by law and by the terms of the insurance policies
furnished pursuant to the Agreement, whether or not such repair
shall be interior or exterior, and whether or not such repair shall be
of a structural nature.
(2) City shall have no obligation to Developer for any maintenance
expense of any kind including legal fees on the Property, including
but not limited to, private roads, parking areas, utility connections or
buildings.
(1) This Section 9.3 shall survive the termination of this Agreement
SECTION 9. EVENTS OF DEFAULT. The following shall be "Events of Default"
under this Agreement and the term "Event of Default" shall mean, whenever it is used in
this Agreement, any one or more of the following events:
9.1 Failure by Developer to pay or cause to be paid, before thirty (30) days after
such payments are due, all real property taxes assessed with respect to the applicable
Minimum Improvements and Property, subject to Developer's right to contest such real
property taxes in good faith in accordance with applicable law;
9.2 Failure by Developer to cause the construction of the applicable Minimum
Improvements (or applicable phases of Minimum Improvements) to be commenced and
completed pursuant to the terms, conditions and limitations of this Agreement, subject
to extension for delays caused by Force Majeure Events (as defined in Section 14.4
hereof);
13
Page 390 of 567
9.3 Subject to Section 8.5, transfer of any interest by Developer of the Property
or this Agreement in violation of this Agreement prior to the issuance of the final
Certificate of Completion for any applicable phase; or
9.4 Failure by Developer to substantially observe or perform any other material
covenant, condition, obligation or agreement on its part to be observed or performed
under this Agreement.
SECTION 10. REMEDIES ON DEFAULT BY DEVELOPER.
10.1 Whenever any Event of Default referred to in Section 9 occurs and is
continuing, City, as specified below, may take any one or more of the following actions
after the giving of written notice by City to Developer (and the holder of any mortgage
encumbering any interest in the Property of which City has been notified of in writing) of
the Event of Default, but only if the Event of Default has not been cured within sixty (60)
days following such written notice, or if the Event of Default cannot be cured within sixty
(60) days and Developer or if applicable, the mortgagee, does not provide assurances
to City that the Event of Default will be cured as soon as reasonably possible thereafter:
(1) City may suspend its performance under this Agreement until it receives
assurances from Developer deemed adequate by City, that Developer will
cure its default and continue its performance under this Agreement;
(2) Until the Closing, City may cancel and terminate this Agreement;
(3) City may withhold the Certificate of Completion; and
SECTION 11. REMEDIES ON DEFAULT BY CITY. If City defaults in the
performance of this Agreement or any of its representations and warranties contained
herein or otherwise fails to observe or perform any material covenant, condition,
obligation or agreement on its part to be observed or performed under this Agreement,
Developer may take any action, including legal, equitable or administrative action which
may appear necessary or desirable to collect any payments due under this Agreement,
to recover expenses of Developer, or to enforce performance and observance of any
obligation, agreement, or covenant of City under this Agreement. Developer may
suspend its performance under this Agreement until it receives assurances from City,
deemed adequate by Developer, that City will cure its default and continue its
performance under this Agreement. Additionally, City will reimburse Developer all costs
and expenses incurred by Developer, including, but not limited to salaries of personnel
and reasonable attorney fees and expenses, incurred as a result of City's default(s) in
the performance of this Agreement or any of City's representations and warranties
contained herein.
SECTION 12. REMEDIES GENERALLY.
14
Page 391 of 567
12.1 A non -defaulting party may take any action, including legal, equitable or
administrative action, which may appear necessary or desirable to collect any payments
due under this Agreement or to enforce performance and observance of any obligation,
agreement, or covenant under this Agreement.
12.2 No remedy herein conferred upon or reserved to a party is intended to be
exclusive of any other available remedy or remedies, but each and every such remedy
shall be cumulative and shall be in addition to every other remedy given under this
Agreement or now or hereafter existing at law or in equity or by statute.
12.3 In the event any agreement contained in this Agreement should be breached
by any party and thereafter waived by any other party, such waiver shall be limited to
the particular breach so waived and shall not be deemed to waive any other concurrent,
previous or subsequent breach hereunder.
12.4 If any action at law or in equity, including an action for declaratory relief or
arbitration, is brought to enforce or interpret the provisions of this Agreement, the
prevailing party shall be entitled to recover reasonable attorneys' fees and costs of
litigation from the other party. Such fees and costs of litigation may be set by the court
in the trial of such action or by the arbitrator, as the case may be, or may be enforced in
a separate action brought for that purpose. Such fees and costs of litigation shall be in
addition to any other relief which may be awarded.
SECTION 13. GENERAL TERMS AND CONDITIONS.
13.1 Notices and Demands. Whenever this Agreement requires or permits any
notice or written request by one party to another, it shall be deemed to have been
properly given if and when delivered in person or three (3) business days after having
been deposited in any U.S. Postal Service and sent by registered or certified mail,
postage prepaid, addressed as follows:
If to Developer: GT Novelty Condos, LLC
9565 Royal Wood Drive
Peosta, Iowa 52068
With a copy to: Drake Law Firm, P.C.
D. Flint Drake
300 Main Street, Suite 323
Dubuque, IA 52001
If to City: City Manager
City Hall
50 W. 1311 Street
Dubuque, IA 52001
Phone: (563) 589-4110
Fax: (563) 589-4149
15
Page 392 of 567
With a copy to: City Attorney
City Hall
50 W. 131" Street
Dubuque, IA 52001
Or at such other address with respect to either party as that party may, from time to time
designate in writing and forward to the other as provided in this Section 18.1.
13.2 Binding Effect; Assignment,. This Agreement shall inure to the benefit of and
be binding upon the successors and permitted assigns of the parties.
13.3 Termination Date, Unless terminated sooner under the terms of this
Agreement, this Agreement and the rights and obligations of the parties hereunder shall
terminate on June 1, 2044 unless the Economic Development Grants are delayed due
to the completion date of construction as provided in Section 6.2, in which case this
Agreement will terminate June 1, 2045 (the "Termination Date"), unless otherwise
extended as provided herein.
13.4 Force Majeure. A party shall be excused from its obligations under this
Agreement if and to the extent and during such time as the party is prevented, impeded,
or hindered, unable to perform its obligations or is delayed in doing so due to events or
conditions outside of the party's reasonable control and after the party has taken
reasonable steps to avoid or mitigate such event or its consequences (each a "Force
Majeure Event") including, without limitation in any way, as the result of any acts of God,
war, fire, or other casualty, riot, civil unrest, extreme weather conditions, terrorism,
strikes and/or labor disputes, pandemic, epidemic, quarantines, government stay-at-
home orders, municipal and other government orders, failure of Internet, or other matter
beyond the control of such party. Upon the occurrence of a Force Majeure Event, the
party incurring such Force Majeure Event will promptly give notice to the other party
identifying the Force Majeure Event, explaining how it impacts performance and the
estimated duration, identifying the relief requested, agreeing to limit damages to the
other party and to immediately resume performance upon termination of the Force
Majeure Event, and agreeing to supplement the notice as more information becomes
available, and thereafter the parties shall meet and confer in good faith in order to
identify a cure of the condition affecting its performance as expeditiously as possible.
No obligation to make a payment required by this Agreement is excused by a Force
Majeure Event. The nonperforming party shall not be entitled to any damages or
additional payments of any kind for any such delay.
13.5 Applicable Law; Severability. This Agreement shall be subject to, construed
and enforced in accordance with the laws of the state of Iowa. If any provision of this
Agreement is held invalid under applicable law, such invalidity shall not affect any other
provision of this Agreement that can be given effect without the invalid provision, and to
this end, the provisions hereof are severable.
16
Page 393 of 567
13.6 Interpretation; Headings. Words and phrases herein shall be interpreted and
understood according to the context in which they are used. The headings of the
articles, sections, paragraphs and subdivisions of this Agreement are for convenience of
reference only, are not to be considered a part hereof and shall not limit or expand or
otherwise affect any of the terms hereof.
13.7 Entire Agreement; Counterparts; Remedies Cumulative. This Agreement,
including any Exhibits, all of which are incorporated by this reference, and the
documents executed and delivered pursuant hereto, constitute the entire agreement
between the parties, and may be amended only by a writing signed by each party. All
agreements, instruments and documents referred to in this Agreement are by this
reference made a part of this Agreement for all purposes. This Agreement may be
executed in any number of counterparts, each of which shall be deemed to be an
original, but all of which together shall constitute but one and the same instrument. The
parties shall have, in addition to the rights and remedies provided by this Agreement, all
those allowed by all applicable laws, all of which shall be in extension of and not in
limitation of those provided hereunder.
13.8 Waivers. Prior to issuance of the Certificate of Completion, no waiver by
either party of any breach of this Agreement, or of any warranty or representation
hereunder, shall be deemed to be a waiver by the same party of any other breach of
any kind or nature (whether preceding or succeeding the breach in question, and
whether or not of the same or similar nature).
(1) No acceptance by a party of payment or performance after any such breach
shall be deemed to be a waiver of any breach of this Agreement or of any
representation or warranty hereunder, whether or not the party knows of
the breach when it accepts such payment or performance.
(2) No failure by a party to exercise any right it may have under this Agreement
or under law upon another party's default, and no delay in the exercise of
that right, shall prevent it from exercising the right whenever the other
party continues to be in default. No such failure or delay shall operate as
a waiver of any default or as a modification of the provisions of this
Agreement.
13.9 Construction Against Drafter. It is acknowledged that each of the parties
have had substantial input individually, and by their attorneys, into the drafting of this
agreement. It is therefore agreed that the Agreement shall not be construed for or
against either of the parties based upon the identity of the drafter of the final Agreement.
13.10 Execution by Facsimile. The parties agree that this Agreement may be
transmitted between them by facsimile machine or electronic transmission. The parties
intend that the faxed or electronic transmission signatures constitute original signatures
and that a faxed or electronically transmitted Agreement containing the signatures
(original, faxed or electronically transmitted) of all the parties is binding on the parties.
17
Page 394 of 567
13.11 Memorandum of Agreement. The parties acknowledge that this Agreement
will not be recorded of record. However, the City shall promptly record a Memorandum
of Development Agreement in the form attached hereto as Exhibit I in the office of the
Recorder of Dubuque County, Iowa. Developer shall pay the costs for so recording.
13.12 No Personal Liability. Notwithstanding anything herein, no member,
shareholder, director, partner, manager, officer or employee of Developer shall have
any personal liability under this Agreement, whether to City or otherwise, including,
without limitation, as a result of a default or breach by Developer, or for any amount
which becomes owing hereunder by Developer, or any obligation not performed by
Developer.
13.13 Estoppel Certificates; Financing. City, at any time and from time to time,
upon not less than ten (1 Q) days' notice from Developer, shall execute, acknowledge
and deliver to Developer (or any party upon Developer's request, including any lender
or prospective lender of Developer), a statement in writing: (a) certifying that this
Agreement is unmodified and in full force and effect (or if modified, stating the nature of
such modification and certifying that this Agreement, as so modified, is in full force and
effect); and (b) acknowledging that there are not, to City's knowledge (as applicable),
any uncured defaults on the part of Developer hereunder, or specifying such defaults if
they are claimed. Any such statement may be relied upon by any existing or prospective
lender, title insurer, purchaser, assignee, or other third party. City further agrees to
provide such other reasonable assurances as may be necessary or required by a lender
to facilitate the financing of any aspect of the Project, including the individual financing
of only a portion of the Project or Property.
[Signatures appear on following page.]
im
Page 395 of 567
IN WITNESS WHEREOF, City has caused this Agreement to be duly executed in
its name and behalf by its Mayor and attested to by its City Clerk and Developer has
caused this Agreement to be duly executed on or as of the first above written.
CITY OF DUBUQUE, IOWA
i
7
By: - —�
rad M. Cava - ,-Mayor
GT NOVELTY CONDOS, LLC
By:�—
its: Pr P S P h ?
By: 6 ?d�9:By:
Adrienne N. Breitfelder, pity Clerk Its
19
LIST OF EXHIBITS
EXHIBIT A
Urban Renewal Plan
EXHIBIT B
The Property
EXHIBIT C
Site Plan
EXHIBIT D
City Attorney Certificate
EXHIBIT E
Opinion of Developer's Counsel
EXHIBIT F
City Certificate
EXHIBIT G
Certificate of Completion
EXHIBIT H
Downtown Housing Incentive Program Guidelines
EXHIBIT I
Memorandum of Development Agreement
20
Page 397 of 567
EXHIBIT A
URBAN RENEWAL PLAN
(on file in City Clerk's office, 50 W. 1311 Street, Dubuque, IA 52001)
21
Page 398 of 567
EXHIBIT B
THE PROPERTY
22
Page 399 of 567
Legal Description of Real Estate
Unit 4 of Novelty Iron Works Condominiums located on Lot 1 of Lot 1 of Center City
Place #2, in the City of Dubuque, Iowa, according to the Declaration of Submission to
Horizontal Property Regime, Instrument #2014-2934, as amended, and the recorded
Plat thereof.
23
Page 400 of 567
EXHIBIT C
SITE PLAN
24
Page 401 of 567
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Page 402 of 567
26
Page 403 of 567
EXHIBIT D
CITY ATTORNEY'S CERTIFICATE
Page 404 of 567
Barry A. Lindahl, Esq.
Senior Counsel
Suite 330, Harbor View Place
300 Main Street
Dubuque, Iowa 52001-6944
(563) 583-4113 office
(563)583-1040 fax
balesgEvcityofdubunue.org
RE:
Dear
THE CITY OF
DUB E
7�7
Masterpiece on the Mississippi
(DATE)
Dubuque
All-Amerla Cfly
2007-2012.2013
2017*2019
I have acted as counsel for the City of Dubuque, Iowa, in connection with the execution
and delivery of a certain Development Agreement between GT Novelty Condos, LLC
(Developer) and the City of Dubuque, Iowa (City) dated for reference purposes the
day of , 2025.
The City has duly obtained all necessary approvals and consents for its execution, delivery
and performance of this Agreement and has full power and authority to execute, deliver
and perform its obligations under this Agreement, and to the best of my knowledge, the
representations of the City Manager in his letter dated the day of , 20_,
are correct.
Very sincerely,
Barry A. Lindahl, Esq.
City Attorney
BAL:tls
Page 405 of 567
EXHIBIT E
OPINION OF DEVELOPER'S COUNCIL
Page 406 of 567
Mayor and City Councilmembers
City Hall
1311 and Central Avenue
Dubuque IA 52001
Re: Development Agreement Between the City of Dubuque, Iowa and
Dear Mayor and City Councilmembers:
We have acted as counsel for GT Novelty Condos, LLC, in connection with the
execution and delivery of a certain Development Agreement (Development Agreement)
between Developer and the City of Dubuque, Iowa (City) dated for reference purposes the
day of , 2025.
We have examined the original certified copy, or copies otherwise identified to our
satisfaction as being true copies, of the Development Agreement and such other
documents and records as we have deemed relevant and necessary as a basis for the
opinions set forth herein.
Based on the pertinent law, the foregoing examination and such other inquiries as
we have deemed appropriate, we are of the opinion that:
1. Developer is a limited liability company organized and existing under the
laws of the State of Iowa and has full power and authority to execute, deliver and perform
in full the Development Agreement. The Development Agreement has been duly and
validly authorized, executed and delivered by Developer and, assuming due authorization,
execution and delivery by City, is in full force and effect and is a valid and legally binding
instrument of Developer enforceable in accordance with its terms, except as the same may
be limited by bankruptcy, insolvency, reorganization or other laws relating to or affecting
creditors' rights generally.
2. To our actual knowledge with no duty to inquire, the execution, delivery and
performance by Developer of the Development Agreement and the carrying out of the
terms thereof, will not result in violation of any provision of, or in default under, the articles
of incorporation and bylaws of Developer, any indenture, mortgage, deed of trust,
indebtedness, agreement, judgment, decree, order, statute, rule, regulation or restriction to
which Developer is a party or by which Developer's property is bound or subject.
3. To our actual knowledge with no duty to inquire, there are no actions, suits or
proceedings pending or threatened against or affecting Developer in any court or before
any arbitrator or before or by any governmental body in which there is a reasonable
possibility of an adverse decision which could materially adversely affect the business
(present or prospective), financial position or results of operations of Developer or which in
Page 407 of 567
any manner raises any questions affecting the validity of the Agreement or the Developer's
ability to perform Developer's obligations thereunder.
This opinion is rendered for the sole benefit of the City of Dubuque and no other party may
rely on this opinion.
This opinion is rendered and valid as of the date of this letter and we have no duty to
update this opinion for any matters which come to our knowledge after the date of this
letter.
Sincerely,
Page 408 of 567
EXHIBIT F
CITY CERTIFICATE
Page 409 of 567
THE CITY OF
E
Masterpiece on the Mississippi
Dear
Dubuque City M anager's Off! ce
City Hall
50 West 131h Street
All•AmericaCigl Dubuque, Iowa 52001-4864
unwa.cmzarxz s
®r (563) 589-4110 office
(563) 589-4149 fax
ctymgr jtyofdubuque,org
2007*2012*2013
2017*2019
(DATE)
I am the City Manager of the City of Dubuque, Iowa and have acted in that capacity in
connection with the execution and delivery of a certain Development Agreement between
GT Novelty Condos, LLC (Developer) and the City of Dubuque, Iowa (City) dated for
reference purposes the day of , 2025.
On behalf of the City of Dubuque, I hereby represent and warrant to Developer that:
(1) City has duly obtained all necessary approvals and consents for its
execution, delivery and performance of this Agreement and that it has full power
and authority to execute, deliver and perform its obligations under this Agreement.
City's attorney shall issue a legal opinion to Developer at time of closing confirming
the representation contained herein, in the form attached hereto as Exhibit B.
(2) City shall exercise its best efforts to cooperate with Developer in the
development process.
(3) City shall exercise its best efforts to resolve any disputes arising during the
development process in a reasonable and prompt fashion.
(4) The execution and delivery of this Agreement, the consummation of the
transactions contemplated hereby, and the fulfillment of or compliance with the
terms and conditions of this Agreement are not prevented by, limited by, in conflict
with, or result in a violation or breach of, the terms, conditions or provisions of the
charter of City, any evidence of indebtedness, agreement or instrument of whatever
nature to which City is now a party or by which it or its property is bound, or
constitute a default under any of the foregoing.
(5) There are no actions, suits or proceedings pending or threatened against or
Page 410 of 567
affecting City in any court or before any arbitrator or before or by any governmental
body in which there is a reasonable possibility of an adverse decision which could
materially adversely affect the financial position or operations of City or which
affects the validity of the Agreement or City's ability to perform its obligations under
this Agreement.
(6) No ordinance or hearing is now or before any local governmental body that
either contemplates or authorizes any public improvements or special tax levies, the
cost of which may be assessed against the Property. To the best of City's
Knowledge, there are no plans or efforts by any government agency to widen,
modify, or re -align any street or highway providing access to the Property and there
are no pending or intended public improvements or special assessments affecting
the Property which will result in any charge or lien be levied or assessed against the
Property.
(7) The representations and warranties contained in this article shall be correct
in all respects on and as of the Closing Date with the same force and effect as if
such representations and warranties had been made on and as of the Closing Date.
Sincerely,
Michael C. Van Milligen
City Manager
MCVM:jh
Page 411 of 567
EXHIBIT G
CERTIFICATE OF COMPLETION
Page 412 of 567
CERTIFICATE OF COMPLETION
WHEREAS, the City of Dubuque, Iowa, a municipal corporation (the "Grantor"), has
granted incentives to GT Novelty Condos, LLC (the "Grantee"), in accordance with a
Development Agreement dated as of [Date] (the "Agreement"), by and among the Grantor,
and the Grantee (collectively, the "Agreement"), certain real property located within the
Greater Downtown Urban Renewal District of the Grantor and as more particularly
described as follows:
Unit 4 of Novelty Iron Works Condominiums located on Lot 1 of Lot 1 of Center City
Place #2, in the City of Dubuque, Iowa, according to the Declaration of Submission
to Horizontal Property Regime, Instrument #2014-2934, as amended, and the
recorded Plat thereof.
(the "Development Property"); and
WHEREAS, said Agreement incorporated and contained certain covenants and
conditions with respect to the rehabilitation of the Development Property, and obligated the
Grantee to construct certain Minimum Improvements (as defined therein) in accordance
with the Agreement; and
WHEREAS, the Grantee has to the present date performed said covenants and
conditions insofar as they relate to the construction of the Minimum Improvements in a
manner deemed sufficient by the Grantor to permit the execution and recording of this
certification; and
NOW, THEREFORE, pursuant to Section 6.4 of the Agreement, this is to certify that
all covenants and conditions of the Agreement with respect to the obligations of the
Grantee, and its successors and assigns, to construct the Minimum Improvements on the
Development Property have been completed and performed by the Grantee to the
satisfaction of the Grantor and such covenants and conditions are hereby satisfied.
The County Recorder of Dubuque County is hereby authorized to accept for recording and
to record the filing of this instrument, to be a conclusive determination of the satisfaction of
the covenants and conditions as set forth in said Agreement, and that the Agreement shall
Page 413 of 567
otherwise remain in full force and effect.
(SEAL)
STATE OF IOWA }
) SS
COUNTY OF DUBUQUE )
CITY OF DUBUQUE, IOWA
M
Mike Van Milligen, City Manager
On this day of , 20_, before me, the undersigned, a Notary Public
in and for the State of Iowa, personally appeared and
acknowledged said execution of the instrument to be his/her voluntary act and deed.
Notary Public in and for
Dubuque County, Iowa
Page 414 of 567
THE CITY OF
DUB3*FE
Masterpiece on the Mississippi
Dubuque Economic Development
Department
AlI Amerlea Cltr 50 West 13" Street
e Dubuque, Iowa 52001-4864
Office (563) 589-4393
2007.2012 TTY (563) 690-6678
2013.2017 http://www.cityofdubuque.org
DOWNTOWN HOUSING INCENTIVE PROGRAM
Pro'ects eligible to receive assistance from this established pool of funds must
meet the following requirements:
• The project must assist in the creation of new market -rate downtown rental and/or owner -
occupied residential units within the Greater Downtown Urban Renewal District (see attached
map) and have timely commencement & completion dates identified.
• The project must be the rehabilitation of an existing structure.
• Within the Washington Neighborhood, rental units must be located above a commercial
component on the first floor of the building unless the project is rehabilitating or reusing a former
church or school building.
• Exterior alterations are subject to design review and approval. The Historic District Guidelines
shall apply to projects located in Historic Preservation District. The Downtown Design Guidelines
shall apply to all other project locations. Projects which conform to the applicable guidelines may
be reviewed and approved by the City Planner. Projects that do not strictly conform to the
applicable guidelines will be forwarded to the Historic Preservation Commission (HPC) for
consideration. New construction or substantial rehabilitation projects may also be considered by
the HPC. The process for review is at the discretion of the City Planner. Guidelines can be viewed
and downloaded at http://cityofdubugue.org/1295/Design-Guidelines.
• Any signs on the property that do not comply with City zoning regulations and design guidelines
must be included in the design review and improved to comply with applicable City Codes.
Submittal must include the design materials and colors that will be used on the sign face, how the
sign will be displayed, and any lighting proposed.
• A detailed rendering/drawing of the proposed project must be included. The plans should
include dimensions and architectural details and label materials. Plans prepared by a design
professional (e.g. architect or draftsperson) are strongly recommended. Applications without
detailed drawings will not be considered complete and will not be accepted by theCity.
• Deviation from an approved project plan may disqualify the project from theprogram.
• City funded projects may be required to meet sound proofing, lighting, security, or other standards —
as determined by the City of Dubuque following an internal neighborhood impact study — particularly
when units are located in mixed -use neighborhoods.
Page 415 of 567
• Preference will be given to projects that also utilize Federal and/or State Historic Tax
Credits.
• No more than $10,000 in assistance will be considered per residential unit.
• In general, no more than $750,000 will be provided to a single project.
• No developer fee will be permitted until all city assistance is paid or satisfied in full.
• The City will disburse committed funds after the project is complete and a Certificate of
Occupancy has been provided for the housing units.
• A minimum of 2 new housing units must be created in the project.
• Units smaller than 650 square feet will not be eligible for this project.
• No residential units will be allowed to have a restriction of less than 80% of the median
income.
• No more than 65% of the units of any project can have a restriction of 80% of the
median income.
• A project that is funded by Low Income Tax Credits (LITC) is noteligible.
• Owner of property must certify that all property in the City of Dubuque, for which the owner
has any interest, complies with all applicable City of Dubuque ordinances and regulations,
including, but not limited to, housing, building, zoning, fire, health, and vacant and abandoned
building regulations.
• Applications will be reviewed monthly by the Review Committee, consisting of at least one
representative from the City's Economic Development, Planning, and Building Services
Departments. The Review Committee will score each application and will fund projects that
meet the program criteria and are ready to commence within three months.
Page 416 of 567
EXHIBIT I
MEMORANDUM OF DEVELOPMENT AGREEMENT
Page 417 of 567
Prepared by: Barry A. Lindahl 300 Main Street Suite 330 Dubuque IA 52001 563 583-4113
Return to: Barry A. Lindahl 300 Main Street Suite 330 Dubuque IA 52001 563 583-4113
MEMORANDUM OF DEVELOPMENT AGREEMENT
A Development Agreement by and among the City of Dubuque, Iowa, an Iowa municipal
corporation, of Dubuque, Iowa, and GT Novelty Condos, LLC was made regarding the
following described premises:
Unit 4 of Novelty Iron Works Condominiums located on Lot 1 of Lot 1 of Center
City Place #2, in the City of Dubuque, Iowa, according to the Declaration of
Submission to Horizontal Property Regime, Instrument #2014-2934, as
amended, and the recorded Plat thereof.
The Development Agreement is dated for reference purposes the day of
, 20_, and contains covenants, conditions, and restrictions concerning the
sale and use of said premises.
This Memorandum of Development Agreement is recorded for the purpose of
constructive notice. In the event of any conflict between the provisions of this
Memorandum and the Development Agreement itself, executed by the parties, the
terms and provisions of the Development Agreement shall prevail. A complete
counterpart of the Development Agreement, together with any amendments thereto, is
in the possession of the City of Dubuque and may be examined at its offices as above
provided.
Dated this day of , 20_
CITY OF DUBUQUE, IOWA
Page 418 of 567
Barry A. Lindahl, Senior Counsel
STATE OF IOWA )
} SS
COUNTY OF DUBUQUE )
On this day of , 2025, before me, a Notary Public in and for the State of
Iowa, in and for said county, personally appeared Barry A. Lindahl, Esq., to me
personally known, who being by me duly sworn did say that he is the Senior Counsel of
the City of Dubuque, a Municipal Corporation, created and existing under the laws of
the State of Iowa, and said Senior Counsel acknowledged said instrument to be the free
act and deed of said Municipal Corporation by it voluntarily executed.
Notary Public, State of Iowa
Page 419 of 567
Prepared by: Ian Hatch, Economic Development. 50 W. 1311 Street Dubuque IA 52001, 563 589-4105
Return to Adrienne N. Breitfelder, City Clerk, 50 W. 13th St., Dubuque, IA 52001, (563) 589-4100
RESOLUTION NO. 8-26
APPROVING A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF
DUBUQUE, IOWA AND GT NOVELTY CONDOS, LLC, INCLUDING THE PROPOSED
ISSUANCE OF URBAN RENEWAL TAX INCREMENT REVENUE OBLIGATIONS
WHEREAS, GT Novelty Condos, LLC is the owner of the property legally described
as follows:
Unit 4 of Novelty Iron Works Condominiums located on Lot 1 of Lot 1 of Center
City Place #2, in the City of Dubuque, Iowa, according to the Declaration of
Submission to Horizontal Property Regime, Instrument #2014-2934, as
amended, and the recorded Plat thereof.
(the Property); and
WHEREAS, the City Council, by Resolution No. 400-25, dated December 15, 2025,
declared its intent to enter into a Development Agreement by and between the City of
Dubuque, Iowa and GT Novelty Condos, LLC, for the redevelopment of the Property,
including the issuance of Urban Renewal Tax Increment Revenue Obligations; and
WHEREAS, pursuant to published notice, a public hearing was held on the proposed
Development Agreement on January 5, 2026 at 6:30 p.m.; and
WHEREAS, it is the determination of the City Council that approval of the
Development Agreement by and between the City of Dubuque, Iowa and GT Novelty
Condos, LLC for the redevelopment of the Property, according to the terms and conditions
set out in the Development Agreement, is in the public interest of the City of Dubuque.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA THAT:
Section 1. The Development Agreement by and between the City of Dubuque,
Iowa and GT Novelty Condos, LLC, a copy of which is attached hereto, including the
issuance of Urban Renewal Tax Increment Revenue Obligations, is hereby approved.
Section 2. That the Mayor is hereby authorized and directed to execute the
Development Agreement on behalf of the City of Dubuque and the City Clerk is authorized
and directed to attest to his signature.
Section 3. That the City Manager is authorized to take such actions as are
necessary to comply with the terms of the Development Agreement as herein approved.
Passed, approved and adopted this 5th day of January, 2026.
Brad M. Cavanagb,,Mayor
Attest:
n ,d"
'are XL,
Adrienne N. Breitfelder, City Clerk
Adrienne Breitfelder
From: Paul Kern <paul@pkaflic.com>
Date: January 3, 2026 at 11:10:53 AM CST
To: Brad Cavanagh <Bcavanagh@cityofdubuque.org>, "David T. Resnick"
<dresnick@cityofdubuque.org>, Laura Roussell <Lroussell@cityofdubuque.org>, Danny
Sprank <Dsprank@cityofdubuque.org>, Katy Wethal <Kwethal@cityofdubuque.org>,
Tyson Leyendecker <tleyendecker@cityofdubuque.org>, Chris Staver
<cstaver@cityofdubuque.org>
Subject: Condo Project - Millwork Dist $1.4 Million
You don't often get email from paul@pkaflic.com. Learn why this is important
Caution! This message was sent from outside your organization. Never give your login
information and password over email!
CITY MIGHT GIVE $1.4 MILLION TO CONDO PROJECT
Dubuque Telegraph Herald — 1/3/2026
Allow sender I Block sender
Report
A more accurate headline would be: "The Taxpayers of the City of Dubuque
Might Give $1.4 Million Dollars to a Condo Project." Because that's exactly
what it is — taxpayer money.
My question is simple: What do the taxpayers get back?
1
Page 422 of 567
The article never explains how much property tax revenue the City will
actually receive from this project — not in year one, not in year fifteen, not
ever. If the City is prepared to invest $1.4 million of public funds, then the
public deserves to know the return on that investment.
How much will the building owners and condo owners pay in net property
taxes over the next 15 years? Will the project generate new revenue
immediately, or will taxpayers be expected to wait more than a decade
before seeing any benefit? Fifteen years is a long time for taxpayers to wait
for revenue that is supposed to justify a subsidy.
Another major omission: Will this project use TIF financing?
If so, that means even less property tax revenue flowing to the City, the
County, and the School District for many years. The article does not address
this at all.
Let me be clear: I am not opposed to new condos, homes, or apartments in
Dubuque. Growth is good. Development is good. But I am opposed to
using the property taxes paid by current residents to subsidize projects that
do not directly increase the City's property tax base.
Some will argue that filling an empty building increases housing supply and
brings more people downtown, which may create indirect economic
benefits. That may be true — but indirect benefits do not pay for police,
fire, roads, or schools. Property taxes do. And those of us who already pay
them deserve transparency.
The taxpayers have a right to know:
• Will this project generate new property tax revenue?
• If so, how much and when?
• If not, why should taxpayers be asked to subsidize it?
It is always easier to give away other people's money. But it is time for the
City Council to take a hard look at where this $1.4 million is coming from and whether this project will actually add current, direct property tax
revenue to the City of Dubuque.
Taxpayers deserve answers before the check is written.
Q
Page 423 of 567
Unless the project has a positive cash flow from the start with payments
going to the City for Property Taxes, I am opposed to the City Funding and
would ask you not to support it.
Regards,
Paul Kern
74 S Grandview Ave
Dubuque, IA 52003
3
Page 424 of 567
Adrienne Breitfelder
From: City of Dubuque <noreply-dubuque@gscend.com>
Sent: Sunday, January 4, 2026 12:24 AM
To: Adrienne Breitfelder
Subject: A new Service Request has been created [Request ID #228963] (Contact City Council) -
Dubuque, IA
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information and password over email! Report
Dubuque, IA
A new service request has been filed.
ID 228963
Date/Time 1 /4/2026 12:24 AM
Type Contact City Council
Address 901 GILLIAM ST, Dubuque
Origin Website
Comments Honorable council and mayor,
First I'd like to thank you each for your public
service. Thank you for striving to make Dubuque
a place we're all proud to call home.
I'm writing in regards to the recent article in the
TH around the 1.4 million toward condo
development. I may be wrong but if I understand
the context of the $1.4 Million:
The $1.4 million request for public support for the
Millwork District condos is part of a plan by GT
Novelty Condos LLC to introduce for -sale
residential options to the area.
Here are the specific details I was able to locate
regarding this request and the project:
Project Scope: Novelty Iron Works Building
The funding is intended to support the
transformation of the third floor of the historic
Novelty Iron Works building.
* Unit Details: The project will create 17 new
condo units ranging from 1,200 to 2,200 square
feet.
Page 425 of 567
* Pricing: These units are expected to sell for
between $275,000 and $350,000.
* Future Phases: If these initial 17 units sell
successfully, the developer plans to build an
additional 17 condos on the second floor.
Financial Specifics
The developer is seeking this public assistance
to manage the high costs of converting historic
industrial space into modern housing.
* Funding Type: While the Telegraph Herald
reports a current $1.4 million request, the city
typically structures such support as Tax
Increment Financing (TIF), which are
performance -based rebates on the new property
taxes the project generates.
* Goal of Subsidy: The city aims to diversify the
Millwork District by adding owner -occupied
housing to an area currently dominated by rental
apartments like the 76 existing units already in
the building.
Economic Impact
* Supporting Local Business: The building
already houses popular tenants like Backpocket
Dubuque, Driftless Pizza Co., and 7 Hills
Ballroom.
* District Revitalization: This project aligns with
the 2024 Millwork District Master Plan Update,
which prioritizes "infill development" and
increasing the residential population to support a
"thriving mixed -use district".
The request follows a history of public -private
partnerships for this specific building. Previous
phases of the Novelty Iron Works project
received similar incentives, including a $760,000
incentive for earlier apartment conversions and a
15-year TIF for the original Warehouse Trust
LLC development. So being that the downtown
housing incentive program has these limits:
Funding Limits
Up to $10,000 per residential unit.
Up to $750,000 per taxing parcel.
No developer fee may be paid until all City
assistance is fully disbursed.
Funds are disbursed after project completion and
issuance of all Certificates of
Occupancy/Completion.
Wouldn't this be the same `taxing parcel' and
already have exhausted any additional rebates
or funding the city can and should be providing
based on these limits? This is listed right on the
city of Dubuque website
Page 426 of 567
https://www.cityofdubugue.org/2365/Downtown-
Housing-Incentive-Program
I'm all for the city expanding our housing options
and development but this does not seem to fit
the desired outcomes of either TIF or seem to be
within the scope of the downtown incentive
program guidelines. How exactly will this benefit
low to moderate income families if units are
priced between $275,000 - $350,000? As there
are already 76 existing apartments in the building
(which seems to be associated with the prior
funding already provided within the same
building) would this not be the same taxing
parcel and already have reached the $750,000
limit? The incentive program does not say per
developer request but rather by taxing parcel
which is where my concern lies.
If my understanding and assessment is correct
on taxing parcels, I'd like to encourage this
council to either reconsider this agreement
and/or vote No to the current request that may
be coming to this council for approval of the 1.4
million.
Sincerely,
Luis Del Toro
901 Gilliam St
Submitter Del Toro, Luis
901 Gilliam St
Dubuque, IA 52001
615-545-0738
Luis.del.toro0376@gmail.com
Dubuque, IA
Page 427 of 567
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 =
#, �ancern
140
FY2024-2025 I nfoActions 36 33 Oct -Dec 2025 InfoActions
115
101 255 Employer Interviews 30 71 Employer interview:
87 8573 -26 25
65
20
19 18 17 16
58 58 52 50 50 43 14 13
11 10 33 32 31 24 22 9 9
7 7 6 6 5
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Page 429 of 567
FY2023-2024 FY2024-2025 Oct -Dec 2025
270 Employer Interviews 255 Employer Interviews 71 Employer Interviews
Fire
Ambulance
Police
Colleges a Universities
Schools (K-12)
Community College
Health Care
Trucking
Highways
Streets
Traffic Control/Flow
Community Planning
Regulatory
Zoning/Building
Property Taxes
Child Care
Public T
Housing
Air Cargo
Air Passenger Service
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
FIRE
AMBULANCE
POLICE
SCHOOLS (K-12)
COLLEGES tz UNIVERSITIES
HEALTH CARE
�Z�]ulul9:I1�C+Z�]�Ix�h
ELDER CARE
CHILDCARE
TRAFFIC CONTROL/FLOW
STREETS
HIGHWAYS
TRUCKING
ZONING/BUILDING
PUBLIC TRANSPORTATION
COMMUNITY PLANNING
HOUSING
OUNT/I,FFORD SING
PROPERTY TAXES
AIR PASSENGER SERVICE
S 6
1 2 3 4 5 6
Page 430 of 567
Top 10 Factors Ranked
by Importance When
Considering Where to
Live / Work in the
Access to quality healthcare
Affordable home ownership
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
3.03
3.30
3.41
3.93
5
Page 431 of 567
HOUSING CREATION (REHAB
2010 D & J Realty LLC 163 Main Street 3
2010
44 Main, LLC
44 Main Street
24
2010
Bricktown - 2010
299 Main Street
21
2011
Caradco Building, LLLP
900 Jackson Street
72
2011
Franklin Investments, LLC
300 Main Street
21
2011
Nottingham Properties, LLC
485 Locust Street
4
2012
Bonson Block, LLC
356 Main Street
8
2013
Linseed Oil Paintworks
151 E 9th Street
16
2013
Weaver Castle, LLC
324 W Locust Street
4
2013
Novelty Iron Works
333 E 10th Street
76
2014
Weaver Castle, LLC
1576-1580 Locust Stree
3
2014
Weaver Castle, LLC
407 Loras Boulevard
4
2015
Anthony Kemp and William Barrick
101 Main Street
6
2015
Kenneth Oberbroeckling
253 Main Street
4
2016
Friends of St. Mary's d/b/a Steeple Square 1501 Jackson Street
12
2016
2019
CA Rich Properties
Tbill's Properties, LLC
1812 Central Avenue
1358 Locust Street
4
3
2019
Marquette Hall, LLC
2222 Queen Street
28
2020
84 Main, LLC
84 Main Street
4
2020
278 W 17th Street
278 W 17th Street
30
2020
1838 Central - CSB Consulting
1838 Central
3
2021
Kretschmer, LLC
220 E 9th Street
48
2021
CARich Properties, LLC
1706 Central Avenue
10
2021
The Fischer Companies, LLC
441-443 Locust Street
2
2021
HG APT, LLC
2887 Central Avenue
9
2021
Real Property Investments, LLC
1575-1577 Washington
2
2021
JTM Properties
1043-1053 Washington
2
2022
Real Property Investments, LLC
1540 Central Avenue
4
2022
TKWJ Estates, LLC
2535 Central Avenue
5
2022
CARich Properties, LLC
1736 Central
8
2023
Virtual Velocity, LLC
1199 Central
14
2024
Nia Neighborhoods
1398 White Street
2
2024
799 Main, LLC
799 Main Street
36
2024
Chadwick Block, LLC
249 W 1 st Street
3
2024
Farley & Loetscher, LLC
801 Jackson
126
2024
HG APT, LLC
2901 Central
18
2024
Forward Investments
1047 Bluff
2
2024
Wilson House
1243 Locust
5
2025
Limestone Legacy
1602 Central
3
2025
1400 Central
1400 Central
4
2025
Nia Neighborhoods
1390 White Street
2
2025
744 Main
744 Main
2
2025
FitZgerald EnterpriZes, LLC
2400 Central
3
Page 432 of 567
2025
1301 Central, LLC
1301 Central
30
2025
Plastic Center
408 W 5th
9
2026
Adam Vogel Building, LLC
1701 Central
5
2026
Dubuque Initiatives 1700, LLC
1739-1763 Central
7
2026
ASJS Properties
1913 Central
4
2026
Hitzler Rental, LLC
2541 Central
4
2026
1248 Iowa St, LLC
1236-1248 Iowa
13
2026
Ned Oberbroeckling
372 Main
2
TOTAL
699
Page 433 of 567
$
30,000.00
$
-
$
240,000.00
$
551,051.61
$
210,000.00
$
167,723.75
$
720,000.00
$
2,513,541.49
$
190,000.00
$
458,907.54
$
20,000.00
$
894.00
$
80,000.00
$
119,076.00
$
160,000.00
$
712,695.00
$
40,000.00
$
-
$
760,000.00
$
2,769,529.00
$
30,000.00
$
-
$
40,000.00
$
-
$
60,000.00
$
-
$
40,000.00
$
28,071.00
$
120,000.00
$
-
$
40,000.00
$
-
$
30,000.00
$
-
$
30,000.00
$
179,830.00
$
40,000.00
$
-
$
330,000.00
$
-
$
30,000.00
$
-
$
515,000.00
$
-
$
135,000.00
$
105,092.00
$
20,000.00
$
-
$
100,000.00
$
-
$
20,000.00
$
-
$
40,000.00
$
-
$
50,000.00
$
-
$
50,000.00
$
-
$
105,000.00
$
-
$
175,000.00
$
-
$
20,000.00
$
30,266.00
$
395,000.00
$
2,210,000.00
$
-
$
122,475.00
$
785,000.00
$
1,083,000.00
$
215,000.00
$
297,556.00
$
55,000.00
$
51,051.00
$
85,000.00
$
75,000.00
$
65,000.00
$
150,000.00
$
75,000.00
$
60,000.00
$
55,000.00
$
52,000.00
$
45,000.00
$
160,000.00
$
30,000.00
$
150,000.00
Page 434 of 567
$
335,000.00 $
1,000,000.00
$
125,000.00 $
325,000.00
$50,000.00
$65,000
$70,000.00
$83,822
$40,000.00
$15,000
$
40,000.00
$40,000
$
130,000.00
$150,000
$
20,000.00
$50,000
49450,000.00 $
13,372,759.39
Page 435 of 567
THE C:
Masterpiece on the Mississippi
Dubuque
All -Merin City
NA110NALQVIC LFAGUE
1 I
O
2007*2012*2013
2017*2019
Housing Incentives by Housing Type, Location, and Affordability
Single -Family Subdivision
Housing
Location
Affordability
Type
Tools
Options
Outside
Econ. Dev. TIF up to 15
Details in Notes section
Single-
Greater
yrs OR
below
Family
Downtown
Urban
Affordable
Tax Abatement 5 years
Subdivision
Renewal
o
at 100% on first
Area
$75,000 of added value
Outside
Housing TIF up to 10
Housing TIF can only
Single-
Greater
yrs
cover eligible public
Family
Downtown
Market Rate
improvement costs and
Subdivision
Urban
requires LMI housing
Renewal
set -aside
Area
Greater
Econ. Dev. TIF up to 15
Details in Notes section
Single-
Downtown
yrs OR
below
Family
Urban
Affordable
** additional possible
Tax Abatement 10
Subdivision
Renewal
years at 100% + Econ.
downtown incentives
Area
Dev. TIF up to 5 yrs
listed in Notes
Blight Remediation TIF
Details in Notes section
Greater
up to 15 yrs OR
below
Single-
Downtown
** additional possible
Family
Urban
Market Rate
Tax Abatement 10
downtown incentives
Subdivision
Renewal
years at 100% +Blight
listed in Notes
Area
Remediation TIF up to 5
yrs
4911-6859-5328-1 \1 0422-194
Page 436 of 567
Housing Incentives by Housing Type, Location, and Affordability
Multi -Family
Housing
Location
Affordability
Type
Tools
Options
Outside
Econ. Dev. TIF up to 15
Details in Notes section
Greater
yrs OR
below
Tax Abatement 10
Multi-
Downtown
Affordable
Family
Urban
years at 100% + Econ.
Renewal
Dev. TIF up to 5 yrs
Area
Outside
Housing TIF up to 10
Housing TIF can only
Greater
yrs
cover eligible public
Multi-
Downtown
OR
improvement costs and
Family
Urban
Market Rate
requires LMI housing
Tax Abatement 10
Renewal
years at 73%
set -aside
Area
or declining schedule
Greater
Econ. Dev. TIF up to 15
** additional possible
Downtown
yrs OR
downtown incentives
Multi-
Urban
Affordable
listed in Notes
Tax Abatement 10
Family
Renewal
years at 100% + Econ.
Area
Dev. TIF up to 5 yrs
Blight Remediation TIF
** additional possible
Greater
up to 15 yrs OR
downtown incentives
Multi-
Downtown
listed in Notes
Tax Abatement 10
Family
Urban
Market Rate
years at 100% + Blight
Renewal
Area
Remediation TIF up to 5
yrs
NOTES
*Both TIF and tax abatement apply only to actual value added by improvements, not
existing valuation
*"Affordable" means projects that create housing affordable to households making 80%
or less of the median county income. See Iowa Code §403.17 (14) definition of Low or
moderate income families.
4911-6859-5328-1 \1 0422-194
Page 437 of 567
*Tax abatement does not exempt school levies
*Multi -Family means 3+ units on the same taxing parcel as defined in Iowa Code
441.21(14)(a)(6) quoted below.
*All projects seeking TIF incentives must:
• Receive approval before construction starts
• Be located in an urban renewal area
• Be subject to a development agreement approved by the City Council
• Be in an urban renewal area before construction starts to be eligible to
receive incentives on entire project
*All projects seeking Tax Abatement incentives must:
• Be in a revitalization area before construction starts to be eligible to receive
incentives on entire project, and must timely apply for abatement.
**AII downtown rehab projects may also be eligible for $10,000/unit and up to $35,000 for
exterior improvements and associated costs. See eligibility criteria here.
*Iowa Code 441.21(14)(a)(6)
14. a. Beginning with valuations established on or after January 1, 2022, all of the
following shall be classified and valued as residential property:
(6) A parcel primarily used or intended for human habitation containing three or
more separate dwelling units. If a portion of such a parcel is used or intended for
a purpose that, if the primary use, would be classified as commercial property or
industrial property, each such portion, including a proportionate share of the land
included in the parcel, if applicable, shall be assigned the appropriate classification
pursuant to paragraph "b".
4911-6859-5328-1 \1 0422-194
Page 438 of 567
2,601 Total Lots/Units
as of Sept. 22, 2025, inclu
-392 Workforce Unidin
Residential Subdivision Lot Availability
Development
Location Lots/Units Available Use
North Grandview/32nd Street 32 Lots/Units Single-Family/Apartment
North Grandview Estates
Rustic Point Estates #2
Derby Grange/KennedyGrange/Kennedy Roads
40 Units
Single- Famil/Du lex
Sky Blue Estates*
Sky Blue Drive
4 Lots
Single -Family
Silver Oaks Subdivision
Elmwood/Silver Oaks Drive
127 Lots
Single- Famil/Du lex
South Pointe Estates*I
Rockdale Road/South Pointe Drive
37 Units
I Single- Famil/Du lex
Timber-H rst Estates
lCreekwood Drive/Cherry Ride
121 Lots
I Single- Famil/Du lex/Townhome
The Farm/Switch Homes
I End of Tiffany Court
118 Lots
Sin le-Famil
"Subdivision has additional phases
TOTAL: 279
itial Development -
Under Review
Development
Location
# of Lots/Units
Use
Visitation/AHNI
900Alta Vista Street
25 Units
Workforce Apartments Im
Carter Road Apartments
Carter Road
40 Units
Market -Rate Apartments
Farley & Loetscher, LLC
801 Jackson Street
126 Units
Market -Rate Apartments
1701 Central Ave. Apartments
1701 Central Avenue
4 Units
Market -Rate Apartments
Bridge Lofts
35 Locust Street
81 Units
Market -Rate Apartments/Mixed Use
Iowa Street Lofts
1248 Iowa Street
17 Units
Market Rate Apartments
Millwork Flats
1065 Jackson Street
76 Units
Market -Rate Apartments
Plastic Center, Inc.
408 W. Fifth Street
9 Units
Market -Rate Apartments
Corridor DBQ
1527 Central Avenue
10 Units
Market -Rate Apartments
Wilson House Apartments
1243 Locust Street
5 Units
Market -Rate Apartments
1301 Central Ave. Apartments
1301 Central Avenue
130 Units
Market -Rate Apartments
Fifth Et Main St. Apartments
200 W. Fifth Street
1102 Units
Market -Rate Apartments/Mixed Use
TOTAL: 525
Development Location # of Units
The Farm/Switch Homes End of Tiffany Court 84 Lots
South Pointe Phase 2 South Pointe Drive 21 Lots
22 Units
Callahan Apartments 380 Cedar Cross Road 1180 Units
Use
Single-Fami
Market -Rate Apartments
TOTAL: 307
ADDITIONAL DETAILS ON BACK
Page 439 of 567
CONTINUED FROM PAGE 1
ResidentialApproved
Development Location
# of Lots/Units
Use
The Stacks
Ilce Harbor Drive
187 Units
Market -Rate Apartments
Fox Hills Apartments
lEnd of Plaza Drive
390 Units
Market -Rate Apartments
TOTAL: 577
Development
- Un.-
Development
Location
1734-36 Central Avenu
1# of Units
Units
Use
rkf Market -Rate Apartments
arich Property LLC Apartments
Cedar Lake Apartments
Lake Ridge Drive
42 Units
Market -Rate Apartments
799 Main Street Apartments
799 Main Street
36 Units
Market -Rate Apartments
St. Anthony's School
2175 Rosedale Avenue
22 Units
Market -Rate Apartments
1706 Central Apartments
Emri Apartments
Union at the Marina
Habitat for Humanity
1706 Central Avenue
Radford Road
1860 Hawthorne Street
Wood Street
11 Units
48 Units
201 Units
16 Units
Market -Rate Apartments
Workforce Family Housing Apartments
Workforce Family Housing
Workforce Single -Family Homes
TOTAL: 384
TOTAL: 35
Residential Development - Completed/Constructed
Development Location
Gardens of Dubuque 1895 Radford Road
Kretschmer Lofts 895 Washington Street
1# of Units Use
150 Units Workforce Family Housing Apartment
148 Units Market -Rate Apartments
Roosevelt West
1865 Radford Road
144 Units
1workforce Senior Housing Apartment
Miller 4-Plex
3545 East Gate Court
4 Units
Market -Rate Apartments
Mount Carmel - Sisters of Charity Phase 1
1100 Carmel Drive
60 Units
46 Units
22 Units
Skilled Nursing
Assisted Living
Memory Care
Mount Carmel - Sisters of Charity Phase 2
1100 Carmel Drive
116 Units
Independent Living
Chadwick Block Apartments
249 W.1st Street
4 Units
Market -Rate Apartments
Old Prescott School
1199 Central Avenue
12 Units
Market -Rate Apartments
1047 Bluff Street Apartments
1047 Bluff Street
2 Units
Market -Rate Apartments
1398 White Street Apartments
1398 White Street
2 Units
Market -Rate Apartments
South Pointe Rowhouses
Rolling Creek Lane
6 Units
Market -Rate Townhomes
744 Main Street
744 Main Street
2 Units
Market -Rate Apartments
HG Apt LLC Apartments
2901 Central Avenue
18 Units
Market -Rate Apartments
Century Square Apartments
1504 Bies Drive
54 Units
Market -Rate Apartments
South Point Rowhouse
jAutumn Ridge
4 Units
Market -Rate Townhomes
TOTAL: 494
THE CITY OF
DUB TEE
Masterpiece on the Mississippi
100,000
95,000
90,000
85,000
DUBUQUE COUNTY POPULATION ESTIMATES
1970 1972 1974 1976 1978 1980 1982 1984 1986 1988 1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 2022
Mississippihe Keokuk
-7.00%
Fort Dodge
-5.50%
Clinton
-5.50%
Burlington
-5.10%
Mason City
-4.40%
Percent
Spencer
-4.10%
Change Marshalltown
-2.80%
Storm Lake
-2.40%
Fropulation. Ottumwa
-1.80%
Boone
2010m2020
-1.60%
Muscatine
-0.08%
Oskaloosa
0%
Newton
3.30%
Spirit Lake
5.30%
Fairfield
8.90%
gn
Des Moines -West Des Moines Metro Area 16.7%
Iowa City Metro Area 15.2%
Ames Metro Area 7.3%
r-L%.ent Change Cedar Rapids Metro Area 6.2%
Dubuque Metro Area
1�opulation,Janesville-Beloit, WI Metro Area 2.1%
Sioux City, IA -NE -SD Metro Area 1.0%
010m2020
Waterloo -Cedar Falls Metro Area 0.3%
Davenport -Moline -Rock Island Metro Area -0.5%
Rockford, IL Metro Area -3.0%
Peoria, IL Metro Area -3.3%
Decatur, IL Metro Area -6.1%
Gary, IN
175,415
69,093
-60.6%
South Bend, IN
125,580
103,453
-17.6%
Percent Flint, MI
193,317
81,252
-58.0%
Change Detroit, MI
1,511,482
639,111
-57.7
• Akron, OH
275,425
190,469
-30.8%
1970-2020 Cincinatti, OH
452,524
309,317
-31.6%
Cleveland, OH
750,903
372,624
-50.4%
Dayton, OH
243,601
137,644
-43.4%
Toledo, OH
383,818
270,871
-29.4%
Youngstown, OH
139,788
60,068
-57.0%
A Message from the
CITY MANAGER
Michael C. Van Milligen
From the July/August 2025 City News Newsletter
Dubuque County Population Approaching 100,000
According to the US Census Bureau's Vintage 2024 population estimates, for the first time in
history, the population of Dubuque County is approaching 100,000. The city of Dubuque, home to
nearly 60% of Dubuque County's total population and the location where most residents within 50
miles work, shop, and recreate, is a major driver and beneficiary of this milestone.
According to the US Census Bureau, only 30 of the 99 counties in the state of Iowa grew in
population from 2010-2020, and only eight of those grew by more than 5,000 people. Of those
eight counties that grew by more than 5,000 people, only Dubuque County (city of Dubuque)
and Scott County (city of Davenport) were outside the Polk County (city of Des Moines)/Story
County (city of Ames) and Johnson County (city of Iowa City)/ Linn County (city of Cedar Rapids)
corridors.
According to the US Census Bureau's Vintage 2024 population estimates, only seven counties in
the state of Iowa showed a population increase of more than 900 people from 2020-2024, and
only Dubuque County (+934) was outside the Polk County/Story County and Johnson County/Linn
County corridors.
Since July 1, 2022, Greater Dubuque Development Corporation reports there has been over $805
million in new construction in Dubuque County with businesses creating approximately 1,000 jobs.
I am sure that the fact that the state of Iowa is one of the safest places in the country and
Dubuque is one of the safest places in the state of Iowa contributes to population growth in
Dubuque County. Other differentiating qualities include the Mississippi River, the community's
historic character, natural beauty bestowed by Mother Nature, access to recreation opportunities,
high quality health care, quality K-12 education, and multiple institutions of higher learning. And,
of course, the hard-working, caring, and welcoming residents that live here today make this a
natural place to want to call home.
Dubuque County's continued economic and population growth is a welcome contrast to most
of the rest of the State of Iowa and to the 1980s when the Dubuque County lost nearly 10% of its
population and unemployment soared, hitting 23% in 1983. In fact, Dubuque County's population
declined from 1976 to 1990 before it began steadily increasing and finally recovered to its 1976
level in 2013.
With more major projects in the works like the over $100 million Chaplain Schmitt Island
Development Plan; the downtown location of the University of Dubuque's new John and Alice
Butler College of Osteopathic Medicine and expansion of the University of Dubuque Airline
Pilot program; the over $80 million Field of Dreams project; a new Dubuque Museum of Art;
development of Wanderwood Childrens Gardens; a planned new Dubuque Community Y;
numerous commercial, hotel, and housing projects under construction; investments in city
infrastructure and streets; enhanced air service; and the upcoming results of the Envision 2030
process identifying 10 big things to be accomplished by 2030, 1 cannot wait for the 2030 Census
results.
Page 445 of 567
October 2025
Prepared by:
East Central Intergovernmental
Association
7600 Commerce Park
Dubuque, Iowa 52001
Prepared for:
Greater Dubuque Development
Corporation
900 Jackson St, Suite 109
Dubuque, Iowa 52002
1
Greater Dubuque
El
Page 446 of 567
Contents
1. Introduction..............................................................................................................3
2. Demographic Trends..................................................................................................6
3. Economic Trends.....................................................................................................12
4. Housing Trends.......................................................................................................21
5. Housing Market.......................................................................................................28
6. Housing Affordability...............................................................................................39
7. Forecasts................................................................................................................44
8. Key Findings............................................................................................................47
9. Housing Programs...................................................................................................50
Cover Image: Blue Sky Estates and Eagle Valley subdivisions in the city of Dubuque.
Photo provided by Greater Dubuque Development Corporation.
October 2025 2
Page 447 of 567
1. Introduction
Greater Dubuque Development Corporation has contracted with the East Central Intergov-
ern mental Association (ECIA) to produce a housing needs assessment for Dubuque County,
Iowa.
Purpose
The purpose of this housing needs assessment is to review the most accurate and up-to-
date information available in order to better understand the current housing conditions and
provide a forecast of future housing production needed to achieve a balanced housing mar-
ket over the next ten years.
The assessment will provide a macro level assessment of housing in Dubuque County, offer-
ing a broad perspective that examines overarching trends and systematic factors rather than
focusing on specific neighborhoods or submarkets.
The assessment will include a review of data from a variety of sources including the U.S.
Census Bureau, State of Iowa, real estate professionals, and local governments. Analysis of
these data trends will provide a foundation for future population and housing forecasts that
will help guide future housing -related decisions.
Greater Dubuque Development Corporation
Greater Dubuque Development Corporation is an economic development organization that
is dedicated to serving Dubuque County, IA and committed to assisting its partners in Clay-
ton, Delaware, Jones, Jackson, Jo Daviess, and Grant counties to elevate the economic and
community development of our region.
Greater Dubuque Development Corporation's mission is to serve as the premier economic
development organization in the region. Greater Dubuque drives economic prosperity by at-
tracting, retaining, and growing businesses, serving as a convener and catalyst of strategic
collaboration and population growth.
East Central Intergovernmental Association
East Central Intergovernmental Association (ECIA) is an organization of counties, cities and
other local governments serving a five -county area in eastern Iowa that includes Cedar, Clin-
ton, Delaware, Dubuque, and Jackson counties.
Established in 1974, ECIA provides services and programs across six broad categories in-
cluding: Community Development, Economic Development, Housing Assistance, Special
Programs, Transit, and Transportation and Planning. ECIA's mission is to proactively enhance
October 2025 3
Page 448 of 567
the well-being of our region by forging strong county and community partnerships, develop-
ing innovative solutions, and delivering essential services.
Components of a Balanced Housing Market
Generally, a balanced housing market is one where new housing construction keeps pace
with population growth. In a balanced market, housing costs typically move at a steady, sus-
tainable pace ratherthan swinging sharply up or down, and vacancy rates stay in a range that
is neither too high or too low.
Key features of a balanced market include:
• 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.
Balanced Vacancy Rate
Vacancy rates are a key measure of the balance between housing supply and demand. A low
vacancy rate indicates that demand is exceeding supply, leading to rising rents and home
prices, affordability issues, and difficultyfinding a home. A high vacancy rate can signal over-
supply, weak demand, or economic challenges which can discourage investment.
A balanced vacancy rate is key for mobility. Available housing units allow people to move
when they need to for a new job, upgrade to bigger home for a growing family, or downsize
when their needs change. A healthy vacancy rate can also help keep housing prices in check
by encouraging competition in the housing market. A vacancy rate that is too low will tilt the
market toward sellers and landlords, while too many vacancies will tilt it to buyers and
renters.
Balanced Housing Costs
In a balanced housing market, rents and home prices typically move in at a steady sustain-
able pace that benefits both sellers and landlords and buyers and renters without giving one
too much of an advantage. Growth is steady enough to allow landlords to maintain proper-
ties and cover costs, but not too fast to price out renters. For the owner -occupied market,
the balanced market encourages investment and allows owners to build equity and while
keeping homes prices attainable for new buyers.
Further discussion of balanced market vacancy rates and costs is provided later in this re-
port in in Section 5 Housing Market.
October 2025 4
Page 449 of 567
With this report focused on broad, county -wide trends, we will not be able to conduct a de-
tailed analysis of individual communities, neighborhoods, or specific housing submarkets
by type or price point. It is important to recognize that while overall market conditions may
appear balanced, there may still be areas within the county or particular segments of the
housing market where imbalances persist.
October 2025 5
Page 450 of 567
2. Demographic Trends
Dubuque County Overview
Dubuque County is located in northeast Iowa
along the Mississippi River in a tri-state area
that borders Illinois and Wisconsin. The
county's 2020 decennial census population
was 99,266, representing a six percent in-
crease since 2010. Dubuque was the first
area in what eventually became the State of
Iowa to be settled by Europeans. Early set-
tlers were drawn to the area by lead mining,
trading, and river transportation. Today's
economy is driven by a diverse collection of
industries including healthcare and manufac-
turing.
Dubuque County is home to 21 incorporated
cities. The city of Dubuque is the county's
most populous with just under 60,000 resi-
dents at the 2020 census. The next largest in-
cludes a group of six cities with populations
between 1,000 and 6,000. The remaining
communities have populations under 400, in-
cluding six with fewer than 100. Approxi-
mately 80,000 Dubuque County residents live
in incorporated cities, while the remaining
18,000 live in the unincorporated areas of the
county. Table 2.1 provides the 2020 census
population of Dubuque County and its cities,
and Figure 2.1 provides a map of the county.
Table 2.1. Dubuoue Countv Population
City
Population
Dubuque
59,667
Asbury
5,943
Dyersville
4,477
Cascade
2,386
Epworth
2,023
Peosta
1,908
Farley
1,766
New Vienna
382
Worthington
382
Holy Cross
356
Luxemburg
245
Rickardsville
202
Sherill
189
Centralia
116
Bernard
114
Sageville
95
Zwingle
84
Balltown
79
Graf
76
Bankston
23
Durango
20
City Total
80,533
Unincorporated Population
18,733
Total County Population
99,266
October 2025
C:
Page 451 of 567
Dubuque County
Balltown
Luxemburg Holy Cross 71Sherrill
Rickardsville
3
Durango
New Vienna Sageville Dubuque
L�
Bankston Asbury
Dyersville v.
Graf
4
Centralia
99, Farley Epworth r Peosta 52
Szo 52
Worthington Sz
''136i 151 i61
Cascade Bernard
Zwingle
A 0 2.5 5
Legend r Miles
O County Boundary O City Boundary N Map created by ECIA, 2025
Figure 2.1. Dubuque County Map
Population Change
Dubuque County's population has grown stead ilyfor most of its history, reaching 56,000 res-
idents by the start of the 20t" century, and 93,745 by 1980. This growth pattern was inter-
rupted in the 1980s, when a downturn in the farm economy resulted in a period of population
decline. Over time, the county regained its economic footing and began to grow again, add-
ing approximately 12,800 residents between 1990 and 2020.
In the most recent decennial census period (2010 to 2020), Dubuque County added 5,613
residents, a faster rate than the county's long-term growth average of about 4,500 additional
residents every ten years. Figure 2.2. charts Dubuque County's historical population from
1850 to 2020, with a trend line representing long-term growth.
October 2025 7
Page 452 of 567
Dubuque County Historical Population
120,000
100,000 y = 4499.1 x + 22543
80,000
60,000
40,000
20,000
0
�O �O 10 �O �O DO ,�O �O �O �O �O 6O 0� 56O CP
Figure 2.2. Dubuque County Historical Population
Source: US Census Bureau, Decennial Census
Since 1990, most of Dubuque County's population growth has occurred in its smaller cities
and unincorporated areas, while the city of Dubuque's population held steady at around
57,000. This trend shifted in the 2010-2020 period where growth continued in the smaller
communities, but the city of Dubuque also grew, adding 2,030 residents in the decade. Fig-
ure 2.3 shows the population change in Dubuque County, compared with population change
in the City of Dubuque, cities in Dubuque County with over 1,000 people, and cities in Dubu-
que County under 1,000 people (classified in the figure as "small cities").
Dubuque County Historical Population
120,000
99,266
100,000 90,609 93,745 86403 89,143 93,653
80,000
62,309 62,374 59,667
57,538 57,686 57,637
60,000
40,000
20,424 20,830 18,558 19,601 20,855 21,096
20,000
18, 503
0 7,876 10,541 10,307 11,856
15,161
1970 1980 1990 2000 2010 2020
-City of Dubuque Cities 1 K+ Small Cities and Unincorp Dubuque County
Figure 2.3. Dubuque County Historical Population with Sub Areas
Source: US Census Bureau, Decennial Census
October 2025 8
Page 453 of 567
U.S. Census Bureau annual population estimates suggest that the county's population
growth rate may have slowed since 2020. The July 1, 2024 estimate placed the county's pop-
ulation at 99,242, essentially unchanged from the 2020 Census count. While these annual
estimates provide an indicator of recent trends, they are less precise than the decennial cen-
sus, and have previously underestimated Dubuque County's population. Therefore, should
be interpreted with some caution.
Age and Sex
Figure 2.4 shows the distribution of age and sex within Dubuque County as of the 2020 de-
cennial census. Dubuque County's population increased with people over 65 (4,416 people)
and people 20 to 34 (1,916 people). Dubuque County's population decreased with people
under 20 (-49 people) and 35 to 64 (-670 people). Males made up a slightly larger share of
the population growth (3,148 people) than women (2,465 people).
Dubuque County Age and Sex, 2020
85 years and over
859
1,755
80to84years
1,114
1,414
75 to 79 years
1,463
1,834
70 to 74 years
2,143
2,395
65 to 69 years
2,762
3,032
60 to 64 years
3,265
3,335
55 to 59 years
3,329
3,354
50 to 54 years
2,896
2,868
45 to 49 years
2,560
2,587
40 to 44 years
2,656
2,569 Female
35 to 39 years
2,991
2,951 ■ Male
30 to 34 years
3,169
3,058
25 to 29 years
3,211
2,982
20 to 24 years
3,962
3,441
15 to 19 years
3,531
3,267
10 to 14 years
3,248
3,198
5 to 9 years
3,135
3,028
Under 5 years
2,986
2,918
6000
4000 2000 0
2000 4000 6000
Figure 2.4. Dubuque County Age and Sex, 2020
Source: US Census Bureau, Decennial Census
Race and Ethnicity
Table 2.2 shows the percentage of Dubuque County's population by race and ethnicity.
Dubuque County, while still predominantly white, has been steadily growing more diverse
since 2000.
October 2025 9
Page 454 of 567
Table 2.2. Dubuque County Race and Ethnicity from 2000 to 2020
Source: US Census Bureau, Decennial Census
Households and Families
A household is a group of people who live together, while a family is a group of people who
live together and are related. A household can contain multiple families, or no families. A
household has a designated householder, who is usually the person who owns, rents or is
buying the home. A family household is a householder and one or more other people who
are related by birth, marriage or adoption. A family group is two or more people who are re-
lated by birth, marriage or adoption.
Household Size
Changes in household size can affect housing demand. When average household size de-
creases, additional units are needed even if the overall population remains the same, since
each unit houses fewer people.
The average household size in Dubuque County has gradually declined over the long term,
with little change in recent years. The most recent ACS estimate places the county's average
household size at 2.3 persons, compared to 2.62 in 1990. Table 2.3 provides the average
household size for all occupied units in Dubuque County and four other metropolitan coun-
ties in eastern Iowa for comparison. The data show that similar average household sizes
across the five counties, with only minor changes between the 2009-2013 and 2019-2023
periods.
Table 2.3. Avera-ae Household Size in Selected Iowa Counties
County
00•
Dubuque
2.4
2.4
2.3
Black Hawk
2.4
2.4
2.3
Johnson
2.3
2.4
2.4
Linn
2.4
2.4
2.4
Scott
2.4
2.5
2.4
Source: US Census Bureau, 2019-2023 American Community Survey Estimates, Table B25010
Figure 2.5 compares average household size by housing tenure. Household sizes are typi-
cally larger in owner -occupied units than in renter -occupied units. In Dubuque County, the
October 2025 10
Page 455 of 567
average household size for owner -occupied units has remained stable at 2.5, while the av-
erage size in renter -occupied units declined from 2.1 to 1.9. A similar trend can be seen in
the other peer comparison counties in the figure.
3
2.5
2
1.5
0.5
J
Dubuque County
Household Size by Tenure
Y (1) W
Y a)
Q
Y a%
�
Y (1)4%
0 .Q .Q
o 1
1
o .Q
-Q
o .Q 1
U U
U
U
U
U
U U
O O
O
O
O
O
O O
N N
N
N
N
N
N N
O cc
O
cc
O
cc
O cc
Black Hawk County
Johnson County
Linn County
Scott County
■ 2009-2013
■ 2014-2018
■ 2019-2023
Figure 2.5. Average Household Size by Tenure in Selected Iowa Counties
Source: US Census Bureau, 2019-2023 American Community Survey Estimates, Table B25010
Migration
The US Census Bureau's ACS 2023 5-year estimates for population migration in the previous
year shown the following table. Dubuque County was in line with peer counties outside of
Black Hawk County and Johnson County, possibly due to the presence of the University of
Northern Iowa in Black Hawk and University of Iowa in Johnson. Both universities have large
numbers of new students moving in each year.
Table 2.4. Percent of Population that Migrated to Selected Iowa Counties in past year
Dubuque
MigratedCounty % to County
5.1%
Black Hawk
6.2%
Johnson
11.9%
Linn
5.0%
Scott
5.6%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates, Table B25010
October 2025
11
Page 456 of 567
3. Economic Trends
This section provides an overview of the economic trends that influence Dubuque County's
housing market.
Employment Trends
Employment is closely linked to population growth and housing demand. New job opportu-
nities attract people to the area and encourage existingworkers to stay. In turn, the housing
industry supports economic activity and job creation. Home construction, sales, mainte-
nance all generate additional employment, creating a feedback loop between housing de-
velopment and economic growth.
Over the past several decades, Dubuque County has experienced some fluctuations in total
employment, though the long-term trend reflects steady growth. Figure 3.1 presents Dubu-
que County's total monthly nonfarm employment data from Iowa Workforce Development.
On average, the county added approximately 560 jobs per year between January 1990 and
January 2019.
The COVID-19 pandemic caused a sharp and rapid decline in total employment beginning in
the spring of 2020. However, the county regained most ofthosejobs between 2021 and 2023.
Employment growth has leveled off some in 2024 and the first half of 2025, with total em-
ployment stabilizing around 52,000.
58,000
56,000
54,000
52,000
50,000
48,000
46,000
44,000
42,000
40,000
2015
Dubuque County Employment and Unemployment
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
= Employment Unemployment Labor Force
Figure 3.1. Dubuque County Monthly Employment, Unemployment, and Labor Force. Not
Seasonally adjusted.
Source: Iowa Workforce Development
October 2025 12
Page 457 of 567
Unemployment
The county's labor force includes the people employed plus those who are unemployed and
looking for work. In recent years the unemployed percentage of the county's workforce has
generally aligned with the statewide unemployment rate. Figure 3.2 charts Dubuque
County's annual average unemployment rate along with the statewide rate for comparison.
Prior to the pandemic, unemployment was on a downward trajectory. COVID-19 caused an
unemployment spike in 2020 followed by a slow recovery over the next two years. Since then,
unemployment rates have been near pre -pandemic levels, around 3%.
Annual Average Unemployment Rate
7.0%
6.0%
6.0%
a�
4.2%
5.0%
c
T4.0% 4.5% 4.5% 3.1 % 3.0% 3.3%
4.1% o
a 3.0% 3.6% 3.7 /o �3.
m 2.0% 2.6% 2.7%
c
Z)
1.0%
0.0%
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
State of Iowa Dubuque County
Figure 3.2. Dubuque County Annual Average Unemployment Rate
Source: Iowa Workforce Development
Retirement and Labor Force Participation
An underlying factor in Dubuque County's recent labor force trends is an increase in retire-
ments. While some workers opted to retire during the pandemic, the trend predates COVID-
19 and is largely driven by long-term demographic changes.
The post -World War II baby boom generation represents one of the largest age cohorts in the
county's population and a significant portion of its workforce. Organizations like Greater
Dubuque Development have been monitoring this demographic shift for years, anticipating
an impact on the area's workforce. The first segment of this cohort reached ages 65-69 in
2020. Larger portions of this cohort are now reaching traditional retirement age 65, likely ac-
celerating the pace of the retirements over the next decade.
Although data on retirees is limited, the Social Security Administration publishes data on re-
tired beneficiaries that helps illustrate this trend. As shown in Figure 3.3, the number of
October 2025 13
Page 458 of 567
retired beneficiaries has increased steadily each year, reaching roughly 15% of the county's
population in 2024. This share is slightly under the statewide percentage of about 16%.
A growing retired population has the potential to impact housing in several keyways:
• Housing preferences: Many retirees may choose to downsize, seek low -maintenance
housing, or move into multifamily or senior -oriented developments.
• Specialized housing needs: Over time, demand may increase for assisted living or
nursing care facilities.
• Labor force replacement: As more workers retire, employers will need to attract new
employees, either from within the county or through in -migration, which could create
additional housing demand.
20,000
18,000
0 16,000
14,000
a
a° 12,000
10,000
O 8,000
6,000
4,000
2,000
0
Dubuque County Retired Workers
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Figure 3.3. Dubuque County Retired Worker Social Security Beneficiaries
Source: US Social Security Administration, OASDI Beneficiaries by State and County Report
Unemployment Comparison
Figure 3.4 compares the unemployment rate for the civilian labor force in Dubuque County
and other peer counties usingACS 5-year estimates from 2009-2023. Dubuque County's un-
employment rate fell from 4.8% to 3.8%, in line with peer counties aside from Black Hawk.
Note: ACS employment and unemployment estimates may vary from the official labor force
data released by Iowa Workforce Development because of differences in survey design and
data collection. The civilian labor force does not include members of the Armed Forces.
October 2025
14
Page 459 of 567
Unemployment Rate
9
8.2
8
ca
+a
oC 7
c
0
E 6
T 5.5
0
a
E 5 4.8 4.8
0 4.5
4.3
� 4.1
4 3.8 3.7 3.5 3.7
3.3
3
Black Hawk Dubuque Johnson Linn
■ 2009-2013 ■ 2014-2018 w 2019-2023
Figure 3.4. Unemployment Rate in Selected Iowa Counties
Source: US Census Bureau, 2009-2023 American Community Survey Estimates,
Employment By Industry
5.8
L
3.7
Scot
The table below shows a 15-year comparison of employment by occupation for Dubuque
County based on ACS 5-year estimates for 2009-2023. Most workers in Dubuque County
work in management, business, science and arts occupations, and is the second -fastest
growing sector behind production, transportation, and material moving occupations.
Table 3.1. Emplovment by Industry in Dubupue County, 2009-2023
Occupations
Management, business, science, and arts occupa-
tions
16,731
17,792
19,589
2,858
17.1%
Service occupations
9,319
8,403
8,255
-1,064
-11.4%
Sales and office occupations
11,996
11,752
10,721
-1,275
-10.6%
Natural resources, construction, and maintenance
occupations
4,012
4,079
3,671
-341
-8.5%
Production, transportation, and material moving
occupations
7,614
8,362
9,327
1,713
22.5%
Source: US Census Bureau, 2009-2023 American Community Survey Estimates,
Household Income
A person's income determines their ability to afford the necessities: shelter, food and water,
medical care and more. Income is a critical housing -related factor because it drives key de-
cisions including whether to rent or buy, as well as how much a household can reasonably
afford to spend each month on rent or a mortgage.
October 2025
15
Page 460 of 567
The Figure 3.5 provides a comparison of income distribution for four15 household income
ranges within Dubuque County: under $50,000; $50,000 to $100,000; $100,000 to $200,000;
and over $200,000 based on ACS 5-year estimates for 2019-2023. A majority of households
in Dubuque County fall below $100,000 in income. Median household income for Dubuque
County was $75,919 in 2023.
Median Household Income, Dubuque County
14,000
13,172 12,736
12,000
11,537
10,000
0
0 8,000
a�
6,000
0
2
4,000
3,140
2,000
Under$50' $50K- $100K-$200K
Over$200K
Figure 3.5. Distribution of Median Household Income in Dubuque County
Source: US Census Bureau, 2019-2023 American Community Survey Estimates,
Table 3.2 provides a 2023 regional comparison of median family income in the past 12
months by family type by the presence of own children under 18 years (5-year period esti-
mates). Median Family Income is for the past 12 months in 2023 inflation -adjusted dollars.
Family Type and Presence of Children
Black
Hawk
Dubuque
Johnson
Linn
Scott
Total Family
$86,319
$98,842
$115,914
$97,372
$99,650
Married Couple Family
$103,122
$110,197
$130,469
$115,133
$119,857
With own children under 18
$113,930
$131,387
$145,462
$132,560
$134,262
years
No own children under 18 years
$96,120
$98,430
$118,963
$105,837
$109,120
Male householder, no wife present
$57,157
$70,386
$61,439
$62,315
$64,795
With own children under 18
$47,531
$71,023
$52,121
$54,824
$61,699
years
No own children under 18 years
$72,162
$63,750
$67,196
$71,780
$69,487
Female householder, no husband
$37,205
$43,731
$50,223
$50,220
$41,311
present
With own children under 18
$32,321
$36,810
$44,458
$42,816
$35,015
years
No own children under 18 years
$47,280
$58,712
1 $52,440
1 $66,140
$52,268
Table 3.2. Median Family Income by Family Type in Dubuque County, 2019-2023
Source: US Census Bureau, 2019-2023American Community Survey Estimates.
October 2025 16
Page 461 of 567
In addition to household income and family income, the US Census Bureau collects data on
nonfamily income and per capita income. Table 3.3 is a regional comparison for allfourtypes
of income based on ACS 5-year estimates from 2009-2023. All types of income have risen
about 35-50% within Dubuque County which has been very competitive compared to peer
counties.
Table 3.3. Comparison of Incomes in Selected Iowa Counties. 2009-2023
Income type
2013
Dubuque
2018
County
2023 Change
%
Median household income
$51,475
$61,321
$75,919
$24,444
47.5%
Median family income
$66,046
$76,319
$98,842
$32,796
49.7%
Median nonfamily income
$30,499
$32,148
$42,232
$11,733
38.5%
Per capita income
$26,254
$31,096
$40,624
$14,370
54.7%
Income type
2013
Black
2018
Hawk County
2023
Change
%
Median household income
$45,747
$52,688
$64,581
$18,834
41.2%
Median family income
$61,495
$69,922
$86,319
$24,824
40.4%
Median nonfamily income
$29,252
$32,008
$37,409
$8,157
27.9%
Per capita income
$24,273
$29,100
$42,099
$17,826
73.4%
Income type
2013
Johnson
2018
County
2023
Change
%
Median household income
$53,424
$61,640
$74,721
$21,297
39.9%
Median family income
$79,964
$92,284
$115,914
$35,950
45.0%
Median nonfamily income
$30,135
$32,789
$43,147
$13,012
43.2%
Per capita income
$29,592
$34,310
$44,699
$15,107
51.1%
Income type
2013
2018
Linn County
2023
Change
%
Median household income
$57,260
$64,862
$76,421
$19,161
33.5%
Median family income
$75,761
$84,320
$97,372
$21,611
28.5%
Median nonfamily income
$32,884
$38,007
$45,888
$13,004
39.5%
Per capita income
$29,943
$34,289
$42,497
$12,554
41.9%
Income type
2013
2018
Scott County
2023
Change
Median household income
$52,735
$58,803
$76,363
$23,628
44.8%
Median family income
$70,480
$76,123
$99,650
$29,170
41.4%
Median nonfamily income
$30,624
$33,725
$46,284
$15,660
51.1%
Per capita income
$28,948
$31,873
$42,754
$13,806
47.7%
Source: US Census Bureau, 2009-2023American Community Survey Estimates,
Poverty
Poverty rate is the ratio of the population whose income falls below the poverty line. The pov-
erty line is taken as half the median household income of the total population. Poverty rates
are used to determine eligibility for programs and benefits, such as Medicaid, Children's
Health Insurance Program, and savings on marketplace health insurance.
October 2025 17
Page 462 of 567
Dubuque County's poverty rate has decreased from 10.9% to 9.4%, the second highest
change compared to peer counties.
Table 3.4. Poverty Rate in Selected Iowa Counties, 2009-2023
County
Dubuque
2013
10.9%
2018
2023
Change
Percent Change
-13.8%
11.7%
9.4%
-1.5%
Black Hawk
17.0%
16.0%
14.7%
-2.3%
-13.5%
Johnson
17.7%
17.8%
16.7%
-1.0%
-5.6%
Linn
9.7%
9.5%
9.9%
0.2%
2.1%
Scott
13.1%
12.1%
11.6%
-1.5%
-11.5%
Table 3.4. Poverty Rate in Selected Iowa Counties, 2009-2023
Source: US Census Bureau, 2009-2023 American Community Survey Estimates.
Commuting— Inflow and Outflow
Figure 3.6 highlights the 15,511 workers living in Dubuque County (the light green circle) and
22,147 workers employed in Dubuque County (the dark green circle). The intersection of the
two circles represents the 36,369 workers living and working in Dubuque County.
Inflow/Outflow Job Counts in 2022
All Workers
22,147 - Employed in Selection Area. Live Outside
15,511 - Live in Selection Area, Employed Outside
36,369 - Employed and Live in Selection Area
Figure 3.6. Inflow/OutflowJob Counts in 2022, Dubuque County
Source: US Census Bureau, Census On The Map
October 2025 18
Page 463 of 567
Table 3.5 shows the counts and percentages of Dubuque County's workers and residents
that flow in and out of the city. 70.1 % of residents also work in Dubuque County, and 62.2%
of Dubuque County's workers live in the city.
Table 3.5. Worker Totals and Flows in 2022, Dubuque County
Worker Totals and Flows
Employed in the Selection Area
Count
58,516
Share
100%
Employed in the Selection Area but Living Outside
22,147
37.8%
Employed and Living in the Selection Area
36,369
62.2%
Living in the Selection Area
51,880
100%
Living in the Selection Area but Employed Outside
15,511
29.9%
Living and Employed in the Selection Area
36,369
70.1 %
Source: US Census Bureau, Census On The Map.
The Home to Work map in Figure 3.7 indicates the commutes of Dubuque County residents
in the workforce to their jobs. The table on the map shows that 59.8% of workers travel less
than 10 miles from home, and 75.1 % commute less than 25 miles.
NO
h.
ON
El
1
u4' T
e'
• L�1�LAJ�;LA�
5-300 Jobs/Sq.Mile
I 301.1,188 Jobs/Sq.Mile
1,189 - 2,667 obs/Sq.Mile
2,668-4,7Jo
bs
obs/Sq. Mile
4.740-7,402 Jobs/Sq.Mile
Home Area
Figure 3.7. Home to Work in 2022, Dubuque County
Source: US Census Bureau, Census On The Map.
The Home to Work map indicates the commutes of Dubuque County residents in the work-
force to their jobs. Table 3.6 shows that 55.7% of workers travel less than 10 miles from
home, and 73% commute less than 25 miles.
October 2025
19
Page 464 of 567
Table 3.6. Distance to Work for Dubuque County residents, 2022
Jobs
Less than 10 miles
Count
32,568
Share
55.7%
10 to 24 miles
10,103
17.3%
25 to 50 miles
3,829
6.5%
Greater than 50 miles
12,016
20.5%
Source: US Census Bureau, Census On The Map
Dubuque County commuting patterns have remained fairly consistent over the last several
years. Figure 3.8 illustrates the home location of workers employed in Dubuque County,
showingthat the share who live and work in the county and those commuting into the county
from outside. The percentages have remained fairly consistent since 2010.
Home location of workers employed in Dubuque County
100%
80%
60% '
40%
20%
0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
■ Employed in Dubuque County but Living Outside ■ Employed and Living in the Dubuque County
Figure 3.8. Home location of workers employed in Dubuque County
Source: US Census Bureau, Census On The Map
October 2025 20
Page 465 of 567
4. Housing Trends
There are many factors that go into understanding an area's housing supply, including an-
swers to questions like: how much housing is there, where is it located, what kind of housing
is there, who lives there, and how new is it?
Number of Housing Units
According to US Census Bureau Decennial Census, the total number of housing units in
Dubuque County grew from 35,505 in 2000 to 42,630 in 2020. Figure 4.1 shows a comparison
between housing unit growth and growth in number of households between 1970 and 2020.
Households and Housing Units
45,000 42,630
3
40,000 8,951
35,505 39,891
35,000 31,506 32,053 36,815
30,000 33,690
25,280 30,021 30,799
25,000
24,279
20,000
15,000
10,000
5,000
0
1970 1980 1990 2000 2010 2020
Total Households • —Total Housing Units
Figure 4.1. Number of Households and Housing Units, Dubuque County 1970-2020
Source: US Census Bureau, Decennial Census
Units in Structure
Based on US Census Bureau ACS estimates for 2009-2023, the 15-year mix of housing types
was predominantly single-family detached housing units in Dubuque County (72.3%).
The US Census Bureau ACS 5-year estimates provide housing data on owner- occupied and
renter -occupied housing by the number of units for different housing structures.
October 2025 21
Page 466 of 567
Table 4.1 shows the predominant owner -occupied housing by units in structure for Dubuque
County from 2009-2023. On average, over 90% of owner -occupied housing in Dubuque
County from 2009-2023 was single-family detached housing.
Table 4.1. Owner -Occupied Units in Structure, Dubuque Countv2009-2023
Units in Structure
1, detached
2013
24,837
2018
24,853
2023
26,987
Change
2,150
1, attached
633
873
1023
390
2, attached or detached
135
221
224
89
3 or 4
271
243
157
-114
5 to 9
162
78
28
-134
10 to 19
13
28
33
20
20 to 49
36
45
5
-31
50 or more
61
44
39
-22
Mobile home
1,108
1,351
1,199
91
Boat, RV, van, etc.
7
0
0
-7
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Table 4.2 shows the predominant renter -occupied housing by units in structure based on
ACS 5-year estimates from 2009-2023. Renter -occupied households have shifted from lower
unit structures to higher unit structures from 2009 to 2023.
Table 4.2. Renter -Occupied Units in Structure, Dubuque Countv2009-2023
Units in Structure
1, detached
2013
2,429
2018
2,828
2023
2,345
Change
-84
1, attached
503
467
521
18
2, attached or detached
1,540
1,320
1,122
-418
3 or 4
1,675
1,892
1,924
249
5 to 9
1,218
1,256
1,429
211
10 to 19
999
907
1,181
182
20 to 49
760
845
1,111
351
50 or more
Mobile home
846
895
1,048
202
133
184
209
76
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Tenure
Housing tenure describes the arrangements under which a household occupies a housing
unit, with the two tenure types being owner -occupied and renter -occupied.
Figure 4.2 shows the growth in housing units from 1970 to 2020 in Dubuque County as well
as the distribution of tenure. Dubuque County grew from 24,279 occupied units to 39,891
units in this time period, a growth of 64.3% or 1.29% year -over -year. The share of renter -
October 2025 22
Page 467 of 567
occupied units grew larger in this time period, expanding from 6,502 to 11,522, an increase
of 77.2% or 1.54% year -over -year and making up 28.9% of total occupied units in 2020. In
contrast, owner -occupied units grew from 17,777 to 28,369 units, an increase of 59.6% or
1.19% year -over -year and making up 71.1 % of total occupied units in 2020.
45,000
40,000
35,000
c
Z)
30,000
W
p 25,000
= 26.80
Q
20,000 6,502
D
0 15,000
O
10,000
5,000
0
1970
Occupied Housing Units by Tenure
26.5%
27.9% 28.8% 8,943
8,366 8,868
1980 1990 2000
■ Owner Occupied ■ Renter Occupied
28.9%
73.3% 71.1 %
26,969 28,369
Figure 4.2. Occupied Housing Units by Tenure, Dubuque County 1970-2020
Source: US Census Bureau, Decennial Census
Group Quarters
The US Census Bureau classifies people not living in a housing unit as living in group quar-
ters. Group quarters housing is defined by the Census as a group living arrangement that is
owned or managed by an organization. Group quarters arrangements include college resi-
dence halls, skilled nursing facilities, military barracks, and correctional facilities, among
others. In 2020, Dubuque County had 4,157 people living in group quarters or about 4.2% of
the total county population.
Age of Housing Units
As one of the oldest communities in the state of Iowa, it is not surprising that the county's
housing stock includes many older structures. Table 4.3 provides the age of housing for
Dubuque County units by the year the structure was built based on the 2023 US Census Bu-
reau ACS 1-year estimate. Dubuque County's housing stock is a mixture of newer and older
housing structures with almost one quarter of the county's units built prior to 1939. While
October 2025 23
Page 468 of 567
older structures can provide excellent housing options, these older units often require spe-
cial care and ongoing maintenance to ensure a safe living environment and meet the needs
of today's residents. Older housing units that are in poor condition may provide an oppor-
tunity for rehabilitation. This could help elevate the quality of its existing housing stock and
bring home values up in undervalued neighborhoods. Similar opportunities may be available
in older non-residential structures which could be rehabilitated and converted for residential
use. Dubuque's Historic Millwork District is a prime example of this type of project.
Table 4.3. Year Structure Built, Dubuque Countv2023
Year Buitt
Built 2020 or later
Units
1,007
Percent
2%
Built 2010 to 2019
3,296
8%
Built 2000 to 2009
4,939
12%
Built 1990 to 1999
4,838
11%
Built 1980 to 1989
2,263
5%
Built 1970 to 1979
5,164
12%
Built 1960 to 1969
6,003
14%
Built 1950 to 1959
3,927
9%
Built 1940 to 1949
1,262
3%
Built 1939 or earlier
10,190
24%
Total
42,889
Source: US Census Bureau, 2023 American Community Survey 1-Year Estimate
Table 4.4 shows Dubuque County housing units by year structure built and tenure. Histori-
cally, a large majority of the county's housing units have been owner -occupied. In recent
years, however, this trend has shifted with 52% of units constructed since 2020 being renter -
occupied.
Table 4.4. Year Structure Built by Tenure. Dubuque Countv 2023
Year Buitt
Built 2020 or later
•
Occupied Units
485
Occupied Units
522
• •Renter
Percent
48%
-Occupied
Percent
52%
Built 2010 to 2019
2,567
729
78%
22%
Built 2000 to 2009
3,443
1,496
70%
30%
Built 1990 to 1999
3,781
1,057
78%
22%
Built 1980 to 1989
1,472
791
65%
35%
Built 1970 to 1979
4,202
962
81 %
19%
Built 1960 to 1969
4,654
1,349
78%
22%
Built 1950to 1959
3,102
825
79%
21%
Built 1940 to 1949
1,212
50
96%
4%
Built 1939 or earlier
6,876
3,314
67%
33%
Total Units
31,794
11,095
Source: US Census Bureau, 2023 American Community Survey 1-Year Estimate
October 2025 24
Page 469 of 567
Housing Construction Trends
Housing construction activity is tracked using data from the U.S. Census Bureau's Building
Permits Survey (BPS). The BPS collects data on new housing units authorized by building
permits and serves as an indicator of residential construction activity.
BPS data is reported monthly at multiple geographic levels, including for metropolitan
counties such as Dubuque County. The reports provide the number of housing units au-
thorized, categorized by the number units in the structure.
The data has some limitations. Not all jurisdictions issue building permits, and participa-
tion in the survey is voluntary. As a result, some housing units may not be captured. De-
spite these limitations, BPS data is valuable because it provides a long term -measure of
housing construction trends overtime.
Figure 4.3 presents the BPS data for Dubuque County from 2015-2025. The data indicates
that during this period, the number of single-family homes constructed each year has de-
creased while the number of multi -family units has increased, especially units in buildings
with 5 or more units. The construction numbers have fluctuated from year to year, but over-
all, the county has continued to add housing units at a steady pace with larger multifamily
developments accounting for larger increases in years such as 2021 and 2024.
600
500
400
300
Cn
200
100
0
New Housing Unit Building Permits
2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025*
■ 1 Unit ■ 2 Units ■ 3 and 4 Units ■ 5 Units or More *YDT through August 2025.
Figure 4.3. New Housing Unit Building Permits, Dubuque County
Source: Building Permits Survey, U.S. Census Bureau. 2015-2025.
In addition to the BPS data, information on recent and planned housing construction is
available directly from local jurisdictions. This data can be more accurate because it is
coming directly from the communities that are issuing the permits. However, it may not be
consistently available from all jurisdictions over time making it more difficult to track long-
term trends.
October 2025 25
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City of Dubuque Construction Reports
Table 4.5 provides the City of Dubuque's construction permit data for new housing units from
2014 to 2025. Theta ble shows both the number of permits issued and the number of housing
units authorized underthose permits. Overall, trends in the city generally align with Dubuque
County: the number of single-family units has declined over time, while multi -family devel-
opment has increased, with significant spikes in 2021 and 2024.
It is important to note that this data is reported based on the year the permit was issued and
not the year construction was completed. For example, the large number of multi -family
units permitted in 2024 are likely under construction in 2025.
Table 4.5. City of Dubuque New Construction Permits and Units
Permits
2014
2015
2016
2017
2018
2019
2020
20
2022
2023
2024
2025
Units
2014
I2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Source: City of Dubuque 2014-2025.
In addition to past construction activity, the City of Dubuque also tracks ongoing and
planned housing development in its Creating Housing Opportunities Report. The data used
in this assessment comes from the September 22, 2025 version of the report.
Table 4.6 highlights the residential subdivisions in Dubuque that currently have lots or units
available. As of the report data there 279 lots/units available. Several subdivisions have fu-
ture phases planned add would additional capacity.
Table 4.5. Residential LotAvailability in the City of Dubuque
Development
North Grandview Estates
Residential..Availability
location
North Grandview/32nd Street
Lots/Units Available Use
32 Lots/Units Single-Family/Apartment
Rustic Point Estates #2
Derby Grange/KennedyGrange/Kennedy Roads
40 Units
Sin le-Fami /Du lex
Sky Blue Estates*
Sky Blue Drive
4 Lots
Single -Family
Silver Oaks Subdivision
Elmwood/Silver Oaks Drive
127 Lots
Sin le-Fami /Du lex
South Pointe Estates*
Rockdale Road/South Pointe Drive
37 Units
Sin le-Fami /Du lex
Timber-Hvirst Estates
lCreekwood Drive/Chorry Ride
21 Lots
Sin le-Fami /Du lex/Townhomes
The Farm/Switch Homes I End of TiffonV Court 118 LotstSingle-Farnily
*Subdivision hm addWormA pMew TOTAL: 279
Source: Creating Housing Opportunities Report, City of Dubuque, 912212025.
October 2025 26
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The City of Dubuque's report also tracks of multi -family development. Table 4.7 shows that
eight construction projects, with 384 total units, were active in September 2025.
Table 4.7. Multi -Family Development- Under Construction
Development
Location
# of Units
Carich Property LLC Apartments
1734-36 Central Avenue
a Units
Cedar Lake Apartments
Lake R i g ive
42—n1TSF
799 Main Street Apartments
799 Main Street
36 Units
St. Anthony's School
2175 Rosedale Avenue
22 Units
1706 Central Apartments
1706 Central Avenue
11 Units
Emri Apartments
adfor
46 Units
Union at the Marina
1860 Hawthorne Street
201 Units
Habitat for Humanity
Wood Street
16 Units
Rate
Workforce Family Housing Apartments
Workforce Family Housing
Workforce Single -Family Homes
TOTAL: 384
Source: Creating Housing Opportunities Report, City of Dubuque, 912212025.
Highlighted rows identify workforce housing projects
The report additionally provides information on other projects in various stages of the devel-
opment review process. Altogether, more than 2,600 units citywide are approved, under re-
view, under construction, or recently completed. While this offers a useful snapshot of the
current development pipeline, many of these units are still early in the process. Some pro-
jects may take years to reach construction, and others may not ultimately be completed.
Other City Housing Construction
Cascade
• City of Cascade has added 16 single-family homes and 2 multi -family homes in the
last three years.
Dyersville
e 54 new housing structures were constructed in Dyersville between January ,1 2022
and August 31, 2024. This included the following:
o Single Family-42
o Duplex-1
o Tri-plex - 3
o Manufactured Home - 8
Peosta
• The City if Peosta issued building permits for 432 housing units from 2020-2024 as
follows:
0 108 single-family (1 unit, detached))
0 30 duplexes (2 units)
0 212 apartments (12-18 units)
o Student housing (82 units)
October 2025
27
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5. Housing Market
This section uses a collection of indicators to help understand housing supply and demand
in Dubuque County.
Occupancy and Vacancy
Vacant housing units are a key indicator of demand for a housing market. Lowvacancy rates
signal that demand is exceeding supply, which leads to rising rents and home prices, re-
duced affordability, and difficulty finding available housing. High vacancy rates can indicate
oversupply, weak demand, or broadereconomic challenges. In a balanced market, rents and
home prices increase at a steady, sustainable pace that benefits both housing providers and
consumers.
Target vacancy rates are a general rule of thumb that help us understand a housing market.
The target rates are not intended to be a hard rule but are meant to be a general rule of thumb
that can help us analyze data. Target vacancy rates vary bytenure. Rental units typically have
a higher vacancy rate than owner -occupied units as rental units typically have more unoc-
cupied time between tenants. Target vacancy rates will change depending on who you ask,
but for the sake of this report the following rate ranges will be used:
• 1-2% for Owner -Occupied Units
• 5-9%for Renter -Occupied Units
While these target rates provide a helpful rule of thumb, it is also important to remember that
every housing market is unique and current market trends vacancy rates should also be
compared to historical trends within the same market.
Overall Vacancy
Tables 5.1-5.3 provide a comparison of housing occupancy between Dubuque and peer
counties for total housing units as well as overall vacancy rates using ACS 5-year estimates
from 2009-2023. Each county saw an increase in total and occupied housing units from
2009-2023.The overall vacancy rate for Dubuque Countywent from 5.4% in 2009-2013 to 6%
in 2019-2023. This is the lowest vacancy rate between the selected counties.
Table 5.1. Housino Occupancv and Vacancv Rates in Selected Iowa Counties. 2009-2013
Occupancy 2009-2013
Total Housing Units
39,388
56,079
56,543
92,848
72,127
Occupied Housing Units
37,366
52,276
54,005
86,052
67,049
Vacant Housing Units
2,022
3,803
2,538
6,796
5,078
Overall Vacancy Rate
5.4%
7.3%
4.7%
7.9%
7.6%
Source: US Census Bureau, 2009-2013 American Community Survey Estimates
October 2025 28
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Table 5.2. Housing Occuaancv and Uacancv Rates in Selected Iowa Counties. 2014-2018
Occupancy
Total Housing Units
41,065
57,603 62,280
96,473
73,869
Occupied Housing Units
38,330
52,976 58,163
89,807
67,025
Vacant Housing Units
2,735
4,627 4,117
6,666
6,844
Overall Vacancy Rate
7.1 %
8.7% 7.1 %
7.4%
10.2%
Source: US Census Bureau, 2014-2018 American Community Survey Estimates
Table 5.3. Housing Occuoancv and Uacancv Rates in Selected Iowa Counties. 2019-2023
Occupancy
Total Housing Units
43,003
58,748
67,211
101,989
78,130
Occupied Housing Units
40,585
53,740
62,214
95,051
72,675
Vacant Housing Units
2,418
5,008
4,997
6,938
5,455
Overall Vacancy Rate
6.0%
9.3%
8.0%
7.3%
7.5%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
Housing vacancy status can be due to several factors:
• For rent
• Rented, not occupied
• For sale only
• Sold, not occupied
• For seasonal, recreational, or occasional use
• For migrant workers
• Other vacant
Table 5.4 provides a comparison in Dubuque County of housingvacancy status usingACS 5-
year estimates from 2009-2023. The most common reasons for housing vacancy in the
Dubuque County were "For rent" and "Other."
Table 5.4. Housimz Uacancv Status in Dubuque County, 2009-2023
For rent
00•
780
759
619
-161
Rented, not occupied
21
77
108
87
For sale only
111
198
178
67
Sold, not occupied
87
119
134
47
For seasonal, recreational or occasional use
360
369
250
-110
For migrant workers
0
0
0
0
Othervacant
663
1213
1129
466
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
October 2025 29
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Rental Vacancy
A rental vacancy rate can be estimated from ACS data using the following formula:
Units For Rent
Units Rented, Not Occupied + Units For Rent + Renter -Occupied Units
Results from the formula are provided in Table 5.5. The results indicate a declining rental
vacancy rate between 2009 and 2023. The most recent rate of 5.3%forthe 2019-2023 period
has fallen to the low end of the balanced range of 5-9%.
Table 5.5 ACS Rental Vacancy Rates
Renter Vacancy Rate 17.2% 16.6% 15.3%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
Results from the rental property owner and manager survey were used to provide a more
current estimate of rental vacancy rates in 2025. Of the 1,143 units included in the survey, a
total of 70 were vacant, resulting in an overall vacancy rate of 6.12%.
The survey rates shown in Table 5.6 were calculated using a different methodology than the
ACS rates shown in Figure 5.5 and do not provide a direct comparison. However, the survey -
calculated vacancy rate does fall in the middle of the balance market range, suggesting that
the new rental units added in recent years are being absorbed and the area rental market
continues to maintain a healthyvacancy rate. Goingforward, continued surveys rental prop-
erty owners and managers could help establish a vacancy rate trend line that can be used to
monitor vacancy rates in rental properties.
Table 5.6. Survev Vacancv Rates
Studio
Total Units
21
Vacant Units
4
Vacancy Rate
19.05%
1 Bedroom
277
12
4.33%
2 Bedroom
567
43
7.58%
3 Bedroom
204
8
3.92%
4 Bedroom
61
2
3.28%
5 or more bedrooms
13
1
7.69%
Total
1,143 70
6.12%
Source: ECIA, Dubuque County Rental Property Owner and Manager Survey, 2025
Homeowner Vacancy
The homeowner vacancy rate can be calculated using ACS data and the formula below:
Units For Sale Only
Units Sold, Not Occupied + Units For Sale Only + Owner -Occupied Units
October 2025 30
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Results from the homeowner formula are provided in Table 5.7. The results show some fluc-
tuations in the vacancy rate between 2009-2013 and 2019-2023. The most recent rate of
0.6% for the 2019-2023 period, down from 0.71 % in the 2014-2018.
Table 5.7. ACS Homeowner Vacancv Rates
Owner Vacancy Rate 1 0.41 % 1 0.71 % 1 0.60%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
Rates from allthree estimates are below theta rget balanced range for owner -occupied units
of 1-2%. This could be an indicator of higher demand, but there are also a couple of other
items to keep in mind.
Item one is that there is some variation in the target rates across markets, and it is also im-
portant to keep local trends in mind. With all three rates are below 1 % it could be that that is
the normal range for Dubuque County.
The second item is that this formula is only looking at units that are for sale. There are other
types of vacant units, includingthose that are abandoned or unoccupiable for one reason or
another. The ACS includes these units in the "Other Vacant" category. The ACS does not tell
us if these units are rental or homeowner units, so we can't factorthem into our analysis, but
we can note that these units could bump the overall vacancy rate up into that 1-2% range.
Based on available data, it seems that Dubuque County is in a currently in a generally bal-
anced position for homeowner vacancies., however there are some signs of a tightening
market.
Housing Prices and Sales
Home prices and sales volume are another key housing market indicator. Rapid price in-
creases can indicate high demand while stagnant or falling prices can indicate low demand
or poor economic conditions. Balanced market conditions are characterized by steady price
increases that benefit both housing producers and consumers.
Median housing value refers to the middle price point of all homes in a specific area, mean-
ing that half of the homes in that area are valued at or above that price, and half are valued
at or below it. This represents the "typical" home price in a given location. Unlike the average
home price, the median is less affected by extreme values, making it a more accurate repre-
sentation of the typical home price in a market.
Table 5.8 provides a regional comparison of the median value of owner -occupied housing
units using 2009-2023 ACS 5-year estimates.
October 2025 31
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Table 5.8. Median Home Value in Selected Iowa Counties, 2009-2023
Dubuque
$145,900
$160,900
$226,100
$80,200
%
55.0%
Black Hawk
$123,600
$143,100
$182,400
$58,800
47.6%
Johnson
$186,000
$216,900
$293,100
$107,100
57.6%
Linn
$144,300
$153,700
$204,400
$60,100
41.6%
Scott
$143,600
$158,200
$212,500
$68,900
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Table 5.9 shows the distribution of value of Dubuque County's owner -occupied housing
stock using 2019-2023 5-yearACS estimates. Most of Dubuque's owner -occupied units have
a value that lies between $100,000 and $499,999.
Table 5.9. Distribution of Housing Value of Owner -Occupied Units in Dubuque County, 2019-2023
HousingValue
Owner -Occupied Units
Dubuque County
29,695
100.0%
Less than $50,000
1,694
5.7%
$50,000 to $99,999
1,495
5.0%
$100,000 to $149,999
3,897
13.1 %
$150,000 to $199,999
5,014
16.9%
$200,000 to $299,999
8,551
28.8%
$300,000 to $499,999
6,814
22.9%
$500,000 to $999,999
1,856
6.3%
$1,000,0000 or more
374
1.3%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
Figure 5.1 provides a map of estimated home values for Dubuque County from Realtor.com.
generally lower valued homes are located in the center of Dubuque, while higher values
properties are located around the edges of Dubuque and in the communities and rural areas
surrounding the city.
October 2025 32
Page 477 of 567
Figure 5.1. Estimated Home Value in Dubuque County
Source: Realtor.com
The East Central Iowa Association of Realtors (ECIAOR) provided Multiple Listing Service
(MLS) Market Statistics of residential propertyfor sale in Dubuque Countyfrom 2017 to 2024.
Table 5.10 shows the total amount of properties listed and sold in Dubuque Countyfrom that
time period.
Table 5.10. Total Listings and Sales in Dubuque County, 2017-2024
Year
2017
Total Listed
1,470
Total ..
1,188
Percent Sold
80.8%
2018
1,368
1,148
83.9%
2019
1,255
1,074
85.6%
2020
1,300
1,216
93.5%
2021
1,384
1,281
92.6%
2022
1,273
1,161
91.2%
2023
1,060
921
86.9%
2024
1,155
974
84.3%
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
The median list price is the price where half the listed prices are higher and the other half are
lower. This is in contrast to the average list price, which is the mean of all home prices. List
October 2025 33
Page 478 of 567
price and sale price can differ because the list price reflects what sellers hope to get, influ-
enced by their expectations and market optimism. Table 5.11 shows average list and sale
prices from 2017-2024 in Dubuque County. Table 5.12 shows median list and sale prices for
Dubuque County from 2017 to 2024
Table 5.11. Average List and Sale Price in Dubuque County, 2017-2024
Year
2017
Prices
Average List
Price
$199,237
Average Sate
Price
$194,285
Sate to
Difference
-$4,952
List
Ratio
0.98
Year
List Price
over Year
Change
Sate Price
2018
$201,469
$196,766
-$4,703
0.98
$2,232
1.1 %
$2,481
1.3%
2019
$220,597
$214,825
-$5,772
0.97
$19,128
9.5%
$18,059
9.2%
2020
$230,147
$219,166
-$10,981
0.95
$9,550
4.3%
$4,341
2.0%
2021
$243,143
$239,665
-$3,478
0.99
$12,996
5.6%
$20,499
9.4%
2022
$259,255
$258,919
-$336
1.00
$16,112
6.6%
$19,254
8.0%
2023
$269,931
$266,741
-$3,190
0.99
$10,676
4.1%
$7,822
3.0%
2024
$284,398
$280,333
-$4,065
0.99
$14,467
5.4%
$13,592
5.1%
Change
$85,161
$86,048
$85,161
42.7%
$86,048
44.3%
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
Table 5.12. Median List and Sale Price in Dubuque County, 2017-2024
Year
2017
Prices
Median List
Price
$169,050
Median
Sate Price
$166,000
Sate to List
Difference Ratio
-$3,050 0.98
Year
List price
over Year
Change
Sate Price
2018
$174,222
$170,000
-$4,222
0.98
$5,172
3.1%
$4,000
2.4%
2019
$179,900
$176,500
-$3,400
0.98
$5,678
3.3%
$6,500
3.8%
2020
$179,900
$178,000
-$1,900
0.99
$0
0.0%
$1,500
0.8%
2021
$194,900
$206,000
$11,100
1.06
$15,000
8.3%
$28,000
15.7%
2022
$217,500
$220,000
$2,500
1.01
$22,600
11.6%
$14,000
6.8%
2023
$225,000
$224,000
-$1,000
1.00
$7,500
3.4%
$4,000
1.8%
2024
$243,750
$240,000
-$3,750
0.98
$18,750
8.3%
$16,000
7.1%
Change
$74,700
$74,000
$74,700
44.2%
$74,000
44.6%
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
Figure 5.2 tracks Dubuque County's residential list and sale prices from 2017 to 2024. Gen-
erally, prices have been on an upward trajectory. The rate of increase accelerated during the
pandemic, and the median sale prices exceeded median list prices in 2021, indicating that
demand was outpacing supply at that time. The median sale price increased by $28,000 or
15.7% between 2020 and 2021.
October 2025 34
Page 479 of 567
Dubuque County Home List and Sale Prices
$300,000
$280,000
• • •
$260,000
$240, 000
• ♦ • •
$220,000
♦♦♦♦
$200,000------♦
♦♦♦♦♦•••
♦♦
$180,000
'100
-----------•'Iwo
$160, 000
$140, 000
$120, 000
$100, 000
2017
2018 2019 2020 2021 2022 2023 2024
Average Sale Price — — — Average List Price
Median Sale Price — — — Median List Price
Figure 5.2. Dubuque County Home Sale Prices
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
Days on the Market
Days on the market (DOM) is a key indicator of housing market conditions. Fewer days on the
market indicate high demand relative to supply, a tighter housing market, and an advantage
for sellers. Conversely, when homes remain on the market for longer periods of time, it could
indicate lower demand relative to supply and an advantage to buyers.
An average DOM value of around 30 generally viewed as an indicator of a balanced market.
However, this number can vary widely between markets, so it can be more meaningful to
compare current values to historical trends. Values can also fluctuate seasonally, so annual
or seasonally adjusted values can provide a clearer picture of overall trends.
Figures 5.3 and 5.4 show annual median and average DOM for residential properties sold in
Dubuque County from 2017 to 2024. Both figures identify 2020 as a clear inflection point.
DOM values were consistently higher before 2020 and have remained significantly lower
since, suggesting that the tighter housing market may represent a long-term trend, rather
than a short-term market disruption caused by the pandemic.
October 2025 35
Page 480 of 567
50
45
0
40
35
c 30
0
>, 25
co
0 20
5
0
41
Average Days on Market
43 43
35
22
20
25
2017 2018 2019 2020 2021 2022 2023
Figure 5.3. Average Days on Market in Dubuque County, 2017-2024
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
16
14
12
m
10
0
0 8
a
ca
0
15 15
Median Days on Market
10
5 5
26
2024
4 4
0 4
2
0
2017 2018 2019 2020 2021 2022 2023 2024
Figure 5.4. Median Days on Market in Dubuque County, 2020-2024
Source: Dubuque County MLS Data, East Central Iowa Association of Realtors
Outside Market Assessments
Several outside firms, including Realtor.com and Zillow, evaluate conditions in local housing
markets. These firms provide various assessments of local housing markets at varying geo-
graphic levels, offering additional context to locally collected data.
October 2025 36
Page 481 of 567
In September 2025, Realtor.com rated the Dubuque County housing market as "balanced",
based on the metric of Sale -to -List -Price Ratio. According to the site, homes in Dubuque
County Sold for 1.69% below asking price, indicating a balanced market.
Sale -to -list price ratio: 98.31%
Homes in Dubuque County, IA sold for1.69%below asking price on average in
September 2025
Buyer Balanced Seller
•
Figure 5.5. Realtorcom Dubuque County Housing Market Assessment
Source: Realtorcom, Accessed 101912025
Zillow provides an overview of owner -occupied and rental housing markets. For owner -oc-
cupied units, the Zillow Home Value Index (ZHVI) represents the typical home value for a
specified region. ZHVI typical home value for Dubuque County is provided in Figure 5.6. The
figure shows an increase in the value of a typical home from approximately $170,000 in June
2017 to $270,000 in September 2025. Zillow's one-year market forecast expects the ZVHI to
continue to increase. Zillow's sale -to -list -price ratio of 0.995 is in line with the ratio reported
by Realtor.com, providing another indication of a balanced market.
Dubuque County Housing
Market Overview
�D -- 1-year Market Forecast
225 For sale inventory (September 30, 2025)
102 New listings (September 30, 2025)
0.995 Median sale to list ratio (August 31, 2025)
$269,333 Median sale price (August 31, 2025)
$278,300 Median list price (September 30, 2025)
31.5% Percent of sales over list price (August 31, 2025)
50.9% Percent of sales under list price (August 31, 2025)
9 Median days to pending (September 30, 2025)
;Metric availability is based on market coverage and data)
How does this data help me?
Zillow's metrics provide valuable market data by
tracking market changes in different locations and
housing types.
Zillow Home Value Index
— Dubuque County
All homes v 1-yr 5-yr Max
$280K
$229K
$194K
$159K
2018-03 2019-01 2019-11 2020-09 2021-07 2022-05 2023-03 2024-01 2024-11 2025-09
Compare
Figure 5.6. Zillow Dubuque County Housing Market Overview
Source: Zillow.com, Accessed 101912025
October 2025 37
Page 482 of 567
The Zillow Observed Rent Index (ZORI) measures changes in asking rents over time, control-
ling for changes in the quality in the available rental inventory. The Observed Rent Index,
shown in Figure 5.7 has increased from $802 in December 2021 to $1,031 in September
2025. As of September 2025, the index has increased 7.3%year-over-year.
Dubuque County Rental
Market Trends
$1,031 Average rent in Dubuque County (September 30, 2025)
$1,979 National average rent (September 30, 2025)
-0.6% Month -over -month change (September 30, 2025)
7.3% Year -over -year change (September 30, 2025)
How does this data help me?
The Zillow Observed Rent Index (ZORI) measures
changes in asking rents overtime, controlling for
changes in the quality ofthe available rental
inventory.
LZillowObserved Rent Index
o Dubuque County
v 1-yr 5-yr Max
$1K
$928
$853
$778
2022-05 2022-10 2023-03 2023-08 2024-01 2024-06 2024-11 2025-04 2025-09
® Compare
Figure 5.7. Zillow Dubuque County Rental Market Trends
Source: Zillow.com, Accessed 101912025
Balanced Housing Costs
In a balanced housing market, rents and home prices typically move in at a steady sustain-
able pace that benefits both sellers and landlords and buyers and renters without giving one
too much of an advantage.
For rental units in a balanced market, rents generally rise with the rate of inflation which is
usually around 2-3% annually. This growth is steady enough to allow landlords to maintain
properties and cover costs, but not too fast to price out renters. According to the Zillow Ob-
served rent index rents increased by 7.6% between September 2024 and September 2025.
For the owner -occupied market, home values increase in line with long-term wage growth,
usually 3-5% annually. This pace encourages investment and allows owners to build equity
and while keeping homes prices attainable for new buyers. Between 2020 and 2024 home
sale prices increased 7% per year on average, higher than the target range of 3-5%.
Generally, Dubuque County's housing costs are rising faster than typical balanced -market
targets, suggesting tightening affordability for both renters and buyers.
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6. Housing Affordability
Housing affordability is the ability of a household to pay for housing while still having money
left over for other necessities. The U.S. Department of Housing and Urban Development
(HUD) defines affordable housing as housing that costs no more than 30% of a household's
gross income. This includes rent, utilities, mortgage payments, taxes, and insurance. House-
holds that spend more than 30% of their income on housing are considered cost -burdened.
There are many other factors, however, that affect housing affordability that this definition
does not consider.
The Iowa Finance Authority notes: "Homeownership presents one of the most powerful op-
portunities for building generational wealth. The ripple effects of homeownership are far-
reaching, extending to various aspects of life, such as financial, social, and physical well-
being, while also delivering significant economic benefits to the broader community. When
families have access to homes they can afford, as their income changes over time, it's
proven to lead to success in other areas, including health, education, career opportunities
and civic engagement, which in turn strengthens our neighborhoods and communities."
Renters are far more likely to be cost -burdened compared to homeowners.
Homeownership most often requires financing with a mortgage. Table 6.1 provides a com-
parison of the number of owner -occupied housing units with and without a mortgage, and
the number of occupied units paying rent based on 2009-2023 ACS 5-year estimates in
Dubuque County.
Table 6.1. Number of Housing Units with and without a Mortgage and Number of Occupied Units
paying Rent, 2009-2023
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Housing Costs
Table 6.2 shows the median housing costs for owner -occupied units with a mortgage in
Dubuque County and peer counties from 2009-2023.
Table 6.2. Median Housing Costs for Owner -Occupied Units with a Mortgage in Selected Iowa
Counties
Dubuque $1,198 $1,258
$1,540 $342
Black Hawk $1,083 $1,163
$1,396 $313
Johnson $1,439 $1,607
$1,936 $497
October 2025 39
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Linn
$1,282
$1,332
$1,558
$276
Scott
$1,235
$1,278
$1,538
$303
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Table 6.3 shows the median housing costs for owner -occupied units without a mortgage in
Dubuque County and peer counties from 2009-2023.
Table 6.3. Median Housing Costs for Owner -Occupied Units without a Mortgage in Selected Iowa
Counties
2023
Dubuque
$432
$486
$636
$204
Black Hawk
$391
$450
$580
$189
Johnson
$501
$533
$692
$191
Linn
$458
$520
$670
$212
Scott
$437
$509
$607
$170
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
Table 6.4 shows the distribution of gross rent for rented units in Dubuque Countyfrom 2019-
2023 estimates.
Table 6.4. Distribution of Gross Rent in Dubuque County, 2019-2023
Gross Rent
Occupied units paying rent
Dubuque County
10,411
100.0%
Less than $500
735
7.1 %
$500 to $999
5,199
49.9%
$1,000 to $1,499
3382
32.5%
$1,500to $1,999
824
7.9%
$2,000 to $2,499
67
0.6%
$2,500 to $2,999
43
0.4%
$3,000 or more
161
1.5%
Median (dollars)
$944
No rent paid
479
4.6%
Source: US Census Bureau, 2019-2023 American Community Survey Estimates
Table 6.5 shows median gross rent for rented units in Dubuque County and selected Iowa
counties from 2009-2023.
Table 6.5. Median Gross Rent in Selected Iowa Counties, 2009-2023
Dubuque $670 $763 $944
$274
Black Hawk
$671
$769
$962
$291
Johnson
$819
$968
$1,104
$285
Linn
$672
$743
$915
$243
Scott
$685
$779
$958
$273
Source: US Census Bureau, 2009-2023 American Community Survey Estimates
October 2025 40
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The Center for Neighborhood Technology's Housing and Transportation (H+T°) Affordability
Index provides a more complete measure of affordability by considering housing plus trans-
portation costs. While housing alone is affordable when consuming no more than 30% of
income, transportation costs can be a household's second largest expenditure. Table 6.6
shows the H +T Index for the Dubuque County and selected Iowa counties using ACS 5-year
estimates for 2022.
The H +T Index benchmark is 45% of household income. All counties have similar housing
and transportation costs.
Table 6.6. Housing and Transportation Index in Selected Iowa Counties. 2022
Dubuque
H + T Costs % Income
44%
Housing
22%
TransportationCounty
21%
Black Hawk
44%
22%
22%
Johnson
46%
26%
20%
Linn
42%
22%
20%
Scott
46%
25%
21%
Source: Center for Neighborhood Technology, Housing and Transportation Affordability Index
Analysis of housing costs by income level can help determine affordability. Typically, house-
holds with higher incomes tend to proportionately spend less on housing than households
with lower incomes. The higher the household income, the less likely a household will be
cost -burdened. Table 6.7 provides the monthly housing costs as a percentage of household
income (HHI) for all households in Dubuque County based on ACS 5-year estimates for
2019-2023. Note that the households making less than $50,000 are most likely to be cost
burdened, spending more than 30% of their income on housing.
Table 6.7. Comparison of Monthly Housing Costs as a Percentage of Household Income (HHI) by
Income Level for All Occupied Units, 2019-2023
Household Income
Number of Units
HH Income spent on housing
Less than 20%
20% to 290%,Io
or more
Less than $20,000
3,810
3.1 %
6.2%
$20,000 to $34,999
3,927
12.0%
22.1 %
*30OZo
$35,000 to $49,999
4,817
27.3%
32.1 %0.6%
$50,000 to $74,999
5,870
51.0%
31.2%
17.9%
$75,000 or more
20,372
15.5%
3.5%
Source: US Census Bureau, 2019-2023 American Community Surveys
Housing Affordability Analysis
Table 6.8 shows the Housing Affordability Analysis for Dubuque County based on ACS 5-year
estimates for 2019-2023 and mortgage rates accessed from Zillow. It provides an estimate
of the minimum household income required to afford a home at different price levels for both
30% and 20% of income. The monthly payment was calculated assuming a good credit
October 2025 41
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score, a 30-year fixed-rate mortgage with a 6.642% annual interest rate, and 10% down pay-
ment. The analysis also considers additional housing costs including 1.5% for property tax,
an annual 0.5% private mortgage insurance, and $250 per month for utilities.
Table 6.8. Dubuque County Housing Affordability Analysis
Median Home Value
Entry Level
$200,000
Move Up
$250,000
Executive
$350,000
Dubuque
County $226,100
Down Payment 10%
$20,000
$25,000
$35,000
$22,610
Loan Amount
30-Year Fixed -Rate Mortgage
Interest Rate
$180,000
$225,000
$315,000
$203,490
6.642%
6.642%
6.642%
6.642%
Number of Payments
360
360
360
360
Monthly Costs
Monthly Payment
($1,282.87)
($1,603.59)
($2,245.02)
($1,450.29)
Property Tax Estimate
($250.00)
($312.50)
($437.50)
($282.63)
Monthly Costs
Monthly Utility Estimate
($250.00)
($250.00)
($250.00)
($250.00)
Private Mortgage Insurance Est.
($83.33)
($83.33)
($116.67)
($75.37)
Subtotal Monthly Costs
($1,866.20)
($2,249.42)
($3,049.19)
($2,058.28)
Affordability
Housing Cost as 30% of Income
30%
30%
30%
30%
Minimum Income Required
$74,648
$89,977
$121,968
$82,331
Affordable to Dubuque County
Owner -Occupied Households
41%
38%
28%
38%
Housing Cost as 20% of Income
20%
20%
20%
20%
Minimum Income Required
$111,972
$134,965
$182,951
$123,497
Affordable to Dubuque County
Owner -Occupied Households
27%
19%
15%
27%
Median Household Income
$131,154
Source: US Census Bureau, 2019-2023 American Community Surveys
Using 2019-2023 5-Year American Community Survey estimates, Table 6.9 shows compara-
tive affordability in selected Iowa counties for renter -occupied housing units. The $944 me-
dian gross rent in Dubuque County required an annual income of $37,360, which was 93.5%
of the median house -hold income of $39,367.
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Table 6.9. Median Household Income For Renter -Occupied Housing Units and Medan Gross Rent
Selected Counties. 2019-2023
Dubuque
HouseholdMedian
Income
$39,967
Median Gross Rent
$944
Annual Income to
Afford Average Rent
$37,760
Black Hawk
$40,066
$962
$38,480
Johnson
$39,271
$1,104
$44,160
Linn
$40,602
$915
$36,600
Scott
$41,116
$958
$38,320
Source: US Census Bureau, 2019-2023American Community Surveys
Table 6.10 provides a comparison of income levels and housing affordability for renter -oc-
cupied units in Dubuque County. The data indicates a shortage of affordable rental units
for households earning under $25,000 per year. The table also shows an under supply of
units at the upper income households making $75,000 and up.
Higher -income often choose lower -priced units, increasing competition for those units
with middle- and lower -income households. Because of this downward movement, the
negative balance in the $75,000 and up categories, may indirectly reflect affordability
challenges for households earning under $75,000 per year.
Table 6.10. Income Distribution and Housing Affordability Ranges for Renter -Occupied Units in
Dubuque County, 2019-2023
Range
$0 to $24,999
$25,000 to $49,999
$50,000 to $74,999
$75,000 to $99,999
# HH in range
3,385
AffordableIncome
Less than $500
$500 to $999
$1,000 to $1,499
$1,500 to $1,999
of rental units
735
Balance
-2,650
1,934
11608
-413
3,265
5,199
1,774
3,382
1,237
824
$100,000 to $149,999
976
$2,000 to $2,499
67
-909
-49
$150,000 or more
253
$2,500 or more
204
Source: US Census Bureau, 2019-2023 American Community Surveys
Note: The unit counts in this table were estimated using the assumption that households will
occupy a housing unit in their affordable rent range. This is not always true in practice as
households may occupy units outside of the assumed affordable range. So, a negative balance at a
high -income range can indicate displacement of lower -income households rather than a literal
shortage of higher rent units.
October 2025 43
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7. Forecasts
Population and housing forecasts were developed to help Dubuque County understand fu-
ture housing needs and plan for future development. The forecasts estimate how many new
housing units will be needed over the next ten years to accommodate future population
growth and to maintain a balanced market.
The forecasting method used applies the county's historical annual population growth rate
to future years to estimate population change. The projected population is then divided by
the average number of people per household to get an estimate of the number of housing
units needed.
Population Forecast
The Dubuque County population forecast is based on the most current available data and
historical trends. Two scenarios were developed:
• Scenario 1 - Assumes that the county's population will continue to grow at a rate con -
sistentwith the long-term historicaItrend (1990-2020), averaging430 people per year.
• Scenario 2 —Assumes a higher growth rate based on the most recent decade (2010-
2020), where the county grew by approximately 560 people per year.
The following data and assumptions were used to develop the forecasts:
• The forecast uses a 2025 base -year population estimate of 100,227, produced by
ESRI Demographics.
• ESRI's population estimates are based on U.S. Census data with additional infor-
mation from public and private sources.
• In Scenario 1, the county's population grows at a rate of 430 people per year.
• In Scenario 2, the county county's population grows at a rate of 560 people per year.
Figure 7.1 provides Dubuque County's historical census population data, ESRI's 2025 popu-
lation estimate, and the future population forecasts.
October 2025 44
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Dubuque County Population Forecast
110,000
105,827
105,000
103,027 ! I
1
�'1�
99,266 100,20*��.1'** 104,527
100,000 97,685 102,377
c
0
95,000 93,65
0 90,769
a 90,000 88,938 89,143
86,403
85,000
80,000
1990 1995 2000 2005 2010 2015 2020 2025 2030 2035
Historical ESRI 2025 Estimate ...... Scenario 1 — — — Scenario 2
Figure 7.1. Dubuque County Population Forecast
Source: US Census Bureau Decennial Census, ESRI Demographics
Housing Needs 2026-2035
The population forecast is converted into an estimate of future housing unit needs based on
the following assumptions.
• Group Quarters Population - In 2020, Dubuque County had 4,157 people living in
group quarters, about 4.2% of the total county population. When estimating housing
unit demand, the population estimate is reduced by 4.2% to account for the group
quarters population.
• Household Tenure - Of the remaining 95.8% of the county's population that resides
in a household, approximately 78% lives in an owner -occupied housing unit and 22%
lives in a renter -occupied unit. However, recent construction activity has been more
evenly split between renter -occupied and owner -occupied units. According to
2019-2023 ACS estimates, housing units built since 2020 are roughly 50% owner -
occupied and 50% renter -occupied.
• Average Household Size -Average household size differs by tenure, with 2.5
people per household for owner units and 1.9 for renter units. Assuming a 50/50 split
for new housing unit construction, the projected population will have 57% living in
owner -occupied units and 43% in renter -occupied units.
October 2025 45
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• Vacancy Rate -The forecast assumes that some of the new units constructed will be
vacant at any given time. To account for this the forecast applies a 5% vacancy rate
for renter -occupied units and a 2% vacancy rate for owner -occupied units.
Forecasts are provided in Table 7.1 and 7.2.
Table 7.1. Forecast - Population in Households by Tenure
Scenario
Population Growth Forecast
Scenario 1
4,300
Scenario 2
5,600
Population in Group Quarters
4.2%
150
235
Population in Households
95.8%
4,120
5,365
Renter Household Population
43%
1,772
2,306
Owner Household Population
57%
2,348
3,059
Table 7.2. Forecast - Households and Housing Units by Tenure
1
Average HH
HouseholdsScenario
Renter Households
Size
1.9
932
49.8%
Rate
5%
Units
979
Owner Households
2.5
939
50.2%
2%
958
Total
Scenario 2
1,783
1,937
Renter Households
1.9
1,214
49.8%
5%
1,275
Owner Households
2.5
1,224
50.2%
2%
1,285
Total
2,438
2,560
The two scenarios estimate that the countywill need between 1,937 and 2,560 new housing
units between 2026 and 2035.
October 2025 46
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8. Key Findings
The Dubuque County Housing Needs Assessment was prepared to provide a data -driven un-
derstanding of current and future housing conditions in Dubuque County. This section of the
highlights the insights and lessons learned through the assessment.
Key Findings
Demographics
Population Growth: Dubuque County's population reached 99,266 in 2020, up 6% since
2010. Growth seems to have slowed slightly over the first have of the new decade, but future
growth is expected to align with the county's historical trends over the next ten years. Popu-
lation forecasts project that the county will add between 4,300 and 5,600 residents over the
next ten years.
Aging population: The county's population has been aging over time with retired Social Se-
curity beneficiaries making up 15% of the country's population in 2024. The aging trend is
expected to accelerate over the comingyears with more of the Baby Boomer cohort reaching
retirement age.
Household Size: the average household size in Duque County has decreased recently with
owner -occupied households holding steady at 2.5 people per household and renter -occu-
pied households falling from 2.1 to 1.9 people per household. This brings the overall average
household size down from 2.4 to 2.3.
Economic Conditions
Employment: Employment for Dubuque County Residents has generally grown steadily,
adding an average of 560 jobs per year over the last 30 years. Employment fell during the
pandemic but has recovered and stabilized at around 52,000 jobs.
Unemployment: Prior to the pandemic, Dubuque County's unemployment rate had been
trending downward. COVID-19 caused an unemployment rate spike in 2020 followed by 2
years of slow recovery. Unemployment has since stabilized at near pre -pandemic levels.
Income: Median Household Income grew to $75,919 in the 2019-2023 ACS, representing
a 47.5 percent increase over the 2009-2013 ACS estimate, outpacing peer counties.
October 2025 47
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Housing Trends
Housing Supply: The number of housing units in Dubuque County has been increasing
steadily over the last 30 years. The 2020 Census reported a total of 42,630 housing units in
2020, up from 38,951 in 2010.
Tenure: The majority of the Dubuque County's housing units are owner -occupied. However,
the share of renter -occupied units has been growing over time. Renter -occupied housing
units accounted for 28.9% of all occupied housing units in 2020, up from 26.7% in 2010. This
trend seems to be accelerating with 52% of the units constructed since 2020 being renter -
occupied.
Construction: Dubuque County communities have continued to add new housing units
each year. Construction numbers have fluctuated year to year, but the general trend has
been that new units continue to be built every year, with single-family home construction
declining slightly, and multi -unit construction increasing, especially over the last five years.
Housing Market
Vacancy Rates:
Rental vacancy: 5.3% (ACS 2019-2023), 6.12% (Rental Owner & Manager Survey).
Both are within the balanced range of 5-9%.
Owner vacancy: 0.6%, below the balanced range (1-2%), indicating tight supply.
Rates below 1 % are in line with historical trends.
Sale Prices: The median home sale price was $243,750 in 2024, up 44% since 2017. Prices
rose rapidly duringthe pandemic with the median price increasing $28,000 (15.7%) between
2020 and 2021. Since then prices have continued to grow, up 7.1 % between 2023 and 2024.
Days on Market: Fell sharply in 2020 and have remained low, suggesting persistent demand
pressure and limited supply.
Rental Costs: Rents have increased steadily, with Zillow's rental index rising7.3 %year -over -
year, reaching an average rent of $1,031 in September 2025.
Housing Needs
Population Growth: Population growth scenarios estimate that Dubuque County's popula-
tion will increase by 4,300 to 5,600 residents between 2026 and 2035.
Housing Units: An estimated 1,937 to 2,560 additional housing units will be needed to ac-
commodate this growth.
October 2025 48
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Affordability
Cost Burden: With increasing home prices and rents, housing affordability is an increasing
challenge in Dubuque County, especially for lower income households. 2019-2023 ACS es-
timates show that households making under $50,000 per year are the most likely to be cost
burdened. Generally, renters are more likely to be cost burdened than homeowners.
Homeownership Opportunities: Rising home prices, higher interest rates, and lowvacancy
ratees may be limiting home ownership opportunities and pushing more households toward
renting. Currently a median priced home ($226,100) is affordable to 27-38% of Dubuque
County households.
Conclusion
The Dubuque Housing Needs Assessmentfinds that the local housing market is performing
well, supported by a growing population, strong employment, and steady construction ac-
tivity. However, the county also faces emerging pressures related to the following:
• Growing retired population that will require more accessible and low maintenance
housing options. Replacing retirees in the workforce will require in -migration which
will require more housing.
• Limited home vacancies, lower days on the market, and rising prices indicate a low
for -sale inventory.
• Rising prices and declining affordability for low and moderate income households.
• Ongoing need for diverse housing options, including workforce, senior, and middle -
market owner -occupied housing.
• Continued population growth that will require an estimated 1,937 to 2,560 additional
housing units between 2026 and 2035.
Continued monitoring and support for housing rehabilitation new housing construction will
be essential to sustain balance and ensure that all residents have access to safe, attainable
housing in the coming decade.
October 2025 49
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9. Housing Programs
Local, state, and federal housing programs as well as regional partner agencies are de-
scribed below.
Local Housing Programs
Communities across Dubuque County offer a variety of housing programs designed to ad-
dress a variety of housing needs. While these programs generally follow the framework es-
tablished by state law, the details of each program will vary from community to community.
Interested parties should contact check with their city or with Dubuque County for details
about available programs.
The Iowa Code provides several options for cities and counties to create housing programs.
The Cityof Dubuque, forexample, offers a range of programs and resourcesfor homeowners,
commercial property owners, and rental property owners. These programs may serve as
models for other communities as well. Learn more at ✓ww.cityofdubuque.org/incentives
Tax Increment Finance (TIF) Districts
TIF districts can be created by cities and counties per Iowa Code Chapter 403, Urban Re-
newal Law. TIF can be used for three main purposes: promoting economic development,
eliminating slum and blight, and facilitating housing development. TIF districts are estab-
lished within approved urban renewal areas (URA).
Urban Revitalization Districts
Urban Revitalization Districts are allowed by Iowa Code Chapter 404. They can target areas
with slum or blight conditions to improve housing, infrastructure, and overall quality of life.
Owners of eligible residential or commercial properties can receive a propertytax exemption
on the value added by improvements, for a specified period of years.
Voluntary Assessment Agreements
Voluntary Assessment Agreement as per Iowa Code Chapter 384 allows property owners to
petition their city to levy a special assessment to pay for public improvements for new sub-
divisions. This agreementwould authorize a cityto issue bonds that can payfor upfront costs
of public improvements while in turn the cost of each property's improvement is assessed
to that property within the subdivision. The developer is then allowed 10 years to repay the
city for improvement costs, but a lien is placed on each property that prohibits the sale until
the improvement costs are repaid in full.
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State of Iowa Housing Programs
The Iowa Finance Authority (IFA) offers mortgage and down payment assistance to help ap-
plicants with homeownership, and programs for rental assistance and community develop-
ment. Learn more at' ttps://opportunityiowa.gov/housing/
Homeownership Assistance
FirstHome Program: Assists first-time homebuyers, connecting them with affordable mort-
gages and local lenders.
Homes forlowans Program: Helps both first-time and repeat homebuyers purchase homes,
potentially offering a $2500 grant.
Military Homeownership Assistance Program: Provides a $5,000 grant to eligible service
members and veterans for down payments and closing costs on qualifying homes, usable in
conjunction with FirstHome and Homes for Iowans.
Rental Assistance
Tenant -Based Rental Assistance (TBRA): Allows nonprofit and local government entities to
assist families with monthly rent, security deposit, and utility deposit.
Home & Community -Based Services (HCBS) Rent Subsidy Program: Provides applicants
with monthly rent assistance.
Family Self -Sufficiency (FSS): A voluntary program for Housing Choice Voucher (HCV) par-
ticipants to help families improve their economic situations and reduce their dependence
on welfare programs.
Iowa Housing Search: A website to locate affordable rental housing units within the state of
Iowa.
Community Programs
Community -Based Housing Revolving Loan Fund: Promotes affordable housing and sup-
portive services for eligible individuals.
HOME Program: Awards through a competitive process to help communities with a wide
range of affordable housing.
Housing— Upper Story Conversion: Helps communities preserve existing housing stock and
create new housing opportunities.
Housing Tax Credit Program: Helps develop affordable rental housing for individuals and
families with fixed or limited incomes.
October 2025 51
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Multifamily Loan Program: Provides financing options to multifamily property owners and
developers to preserve and create new affordable units in Iowa.
Project -Based Section 8 Contract Administration: Partners with private rental property own-
ers to help provide affordable rents to low-income families living in Iowa.
Workforce Housing Tax Credit: Tax benefits to developers to provide housing in Iowa com-
munities, focusing especially on those projects using abandoned, or dilapidated properties.
Federal Housing Programs
The US Department of Housing and Urban Development (HUD) provide other homeowner-
ship, rental, and community programs. Learn more at ittps://www.hud.gov/states/iowa
Homeownership Assistance
Federal Housing Administration (FHA) Loans: Insures loans, allowing lenders to offer mort-
gages to a wider range of borrowers, including those with lower credit scores or down pay-
ments.
Public Servant Next Door Program: Offers exclusive benefits, including grants to assist with
closing costs and expenses, to help city, county, state, and federal employees become
homeowners.
Rental Assistance
Housing Choice Voucher Program (Section 8): Largest federal rental assistance program, al-
lowing eligible families to find their own housing and receive a voucher to cover part of the
rent.
Public Housing. Federally funded and locally managed, public housing provides affordable
rental units for low-income individuals and families.
Project -Based Rental Assistance: Provides rental assistance for specific properties, ensur-
ing affordabilityfor low-income tenants.
National Housing Trust Fund: Helps increase and preserve the supply of affordable housing
for extremely low-income and homeless families in Iowa.
Family Self -Sufficiency (FSS): A voluntary program for Housing Choice Voucher (HCV) par-
ticipants to help families improve their economic situations and reduce their dependence
on welfare programs.
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Community Programs
HOME Investment Partnerships Program (HOME): Provides federal funds to state and local
governments to develop and support affordable housing for low-income residents.
Community Development Block Grants (CDBG): Provide funding to communities for eco-
nomic development, job opportunities, and housing rehabilitation.
Low -Income Housing Tax Credits (LIHTC): Incentivize developers to build affordable housing
by providing tax benefits.
Dubuque County Housing Partners
City of Dubuque Housing and Community Development Department
The Housing & Community Development Department oversees a collection of programs and
services aimed at ensuring housing opportunity, improving existing housing stock, and sup-
porting neighborhood quality. Key functions include:
• Housing Programs — These programs assist various stakeholders (homeowners,
renters, developers) through programs such as the Housing Choice Voucher (Section
8), home improvement grants/loans, homebuyer assistance, and security deposit
support.
• Community Development —The department administers community -wide initia-
tives, including Community Development Block Grant (CDBG) and urban revitaliza-
tion efforts.
• Inspection & Construction Services —the department manages building permits,
rental licensing and inspections, vacant building licensing, code enforcement, and
related regulatory oversight.
• Support Resources —The department provides resources and guidance for tenants,
landlords, and contractors.
Regional Housing Partners
Below is a list of partners associated with the East Central Intergovernmental Association
(ECIA), which provides staff and administrative support. The service area for each program
varies within Dubuque County with some serving the whole county while others only serve
the areas outside the city of Dubuque. The following section provides a short description of
each program with more information available at www.ecia.org
Eastern Iowa Regional Housing Authority(EIRHA) serves Cedar, Clinton, Delaware, Dubu-
que, Jackson, Jones, and Scott Counties, excluding the cities of Clinton, Camanche, Daven-
port, and Dubuque. EIRHA provides decent, safe, and affordable housing to eligible
October 2025 53
Page 498 of 567
households; promotes self-sufficiency; creates economic independence; and provides
homeownership opportunities for Housing Choice Voucher and Public Housing Program par-
ticipants.
Eastern Iowa Regional Housing Corporation (EIRHC) acquires, constructs, provides, and
operates rental housing and related facilities suited to special needs and living require-
ments.
EIRHC Housing Trust Fund (HTF) develops and preserves decent, safe, and affordable
housing for low-income households, as well as access to the resources for creating housing
opportunities for the families served in eastern Iowa. The emphasis is on the moderate, very
low, and extremely low-income residents of Dubuque, Delaware, Jackson, Cedar, and Clin-
ton Counties.
Eastern Iowa Development Corporation (EIDC) is a for -profit entity and wholly owned sub-
sidiary of EIRHC formed to be a general partner in all Low -Income Housing Tax Credits pro-
jects.
East Central Development Corporation (ECDC) is a non-profit focused by serving low to
moderate income communities and households and working with underserved neighbor-
hoods that have experienced significant disinvestment. ECDC projects include affordable
housing development and rehabilitation in Dubuque, Delaware, Jackson, Cedar, and Clinton
Counties.
Community Solutions of Eastern Iowa (CSEI) promotes and encourages public well-being;
provides homeless prevention resources to those living in poverty and threatened with
homelessness; helps individuals and families survive and exit homelessness; and expands
opportunities and empowers people to be self-sufficient in east central Iowa cities and
counties. CSEI is a nonprofit subsidiary of the East Central Intergovernmental Association
(ECIA).
October 2025 54
Page 499 of 567
ft "A
October 2025
Prepared by:
East Central Intergovernmental
Association
7600 Commerce Park
Dubuque, Iowa 52001
Prepared for:
Greater Dubuque Development
Corporation
900 Jackson St, Suite 109
Dubuque, Iowa 52002
I
i
Greater Dubuque
1)_',-ELOPI.IE',T
El
Page 500 of 567
Purpose
This report presents the results of the housing property owner/manager survey that was conducted in
late 2025 by East Central Intergovernmental Association (ECIA). The survey was conducted as part of the
development of the Dubuque County Housing Needs Assessment. The results are based on a total of 123
responses collected between August 29, 2025 and September 25, 2025. This report provides an overview
of the survey methods used and the data collected followed by a summary of the survey responses.
Survey Methods
The survey questionnaire included questions related to the rental housing units in Dubuque County. An
eight -question online survey was created through the Survey Monkey platform, allowing participants to
respond using their phone, tablet, or computer. The survey link was emailed to rental owner's and
mangers along with a request for their assistance.
Response Summary
• Total Responses - 123
• Completion Rate 100%
• Typical Time Spent - 3m:5s
• First Response: 8/29/2025
• Last Response: 9/25/2025
• One response was removed because the property had a large number of vacant units due to
renovations.
• Responses by day:
35
30
25
20
15
10
5
0
q\,v\�°�
Rental Owner & Manager Sruvey Results 2
Page 501 of 567
Q1. Number of Units Owned/Managed
Please enter the number of units you own or manage in each bedroom category.
The first chart shows the total number of units in each bedroom category and the second shows the
total number of survey responses for each category.
600
500
400
300
200
100
0
Studio
90
80
70
60
50
40
30
20
10
0
Number of Units Owned/Managed
Please enter the number of units you own or manage in each
bedroom category.
■
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 or more
bedrooms
Number of Units Owned/Managed
Please enter the number of units you own or manage in each
bedroom category.
Studio
1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom 5 or more
bedrooms
■Total Units
■ Responses
Rental Owner & Manager Sruvey Results
3
Page 502 of 567
Answer Choices
Total Units
Responses
Studio
21
32.23%
39
1 Bedroom
277
56.20%
68
2 Bedroom
567
66.94%
81
3 Bedroom
204
58.68%
71
4 Bedroom
61
42.15%
51
5 or more bedrooms
13
32.23%
39
Total
1,143
349
Answered 120
Skipped 3
Q2. Current Vacancies
For each bedroom category, how many units are currently vacant?
Answer Choices
Total Units
Vacant Units
Vacancy Rate
Studio
21
4
19.05%
1 Bedroom
277
12
4.33%
2 Bedroom
567
43
7.58%
3 Bedroom
204
8
3.92%
4 Bedroom
61
2
3.28%
5 or more bedrooms
13
1
7.69%
Total
1,143
70
6.12%
Answered 106
Skipped 17
Rental Owner & Manager Sruvey Results 4
Page 503 of 567
Q3. Typical Monthly Rent
For each bedroom category, what is the monthly rent for a unit? (You may enter a
range)
The average monthly rent is based on the count of units provided by the respondent. If the respondent
provided a range of rents, the average of the range was used for all units submitted by the respondent.
Type
Total Units
Average Monthly Rent
Studio
21
$745
1 Bedroom
276
$770
2 Bedroom
561
$990
3 Bedroom
198
$1,357
4 Bedroom
60
$1,623
5 Bedroom
13
$2,359
Total
1,129
Answered 119
Skipped 4
Rental Owner & Manager Sruvey Results 5
Page 504 of 567
Q4. Utilities Included in Rent
Which of the following are typically included in the monthly rent? (Select all that
apply)
Utilities Included in RentWhich of the following are typically included
in the monthly rent? (Select all that apply)
50
45
40
35
30
25
20
15
10
5
0
. — ■Responses
���e Lam\ Qr e�J yea
e
re
Answer Choices
Responses
Water
21.78%
44
Sewer
19.31%
39
Electricity
8.91%
18
Natural Gas
11.88%
24
Internet
4.95%
10
Cable TV
1.49%
3
Phone
0.50%
1
Trash & Recycling
20.79%
42
Other (please specify)
10.40%
21
Answered 66
Skipped 57
The most common "Other" response was Lawn Care with 3. The rest of the other responses indicated
none or some combination of the provided options.
Rental Owner & Manager Sruvey Results
0
Page 505 of 567
Q5. Average Days to Lease
On average, how many days after listing does it take to lease a rental unit? (Consider
units listed during the last 12 months.)
• Total Units where the respondent provided a usable response to this question —1,050
• Response Average — 32.3 Days on the Market
• Unit Average - 28.4 Days on the Market
Answered 110
Skipped 13
Q6. Unit Locations
List the city (or cities) where your units are located. If your units are located in more
than one city, indicate how many units are located in each city.
City
Units
Percent
Asbury
13
1.1%
Cascade
141
12.4%
Dubuque
908
79.8%
Dyersville
30
2.6%
Peosta
19
1.7%
Sherrill
3
0.3%
Holy Cross
15
1.3%
New Vienna
2
0.2%
Epworth
7
0.6%
Total
1,138
Answered 119
Skipped 4
If the respondent provided more than one city, but did not indicate how many units were in each city,
the number of units was split evenly between the cities.
Rental Owner & Manager Sruvey Results 7
Page 506 of 567
Q7. Housing Choice Vouchers
Do you accept Housing Choice Vouchers (also known as Section 8) for rent
payment?
Housing Choice Vouchers - Do you accept Housing Choice
Vouchers (also known as Section 8) for rent payment?
70.00%
60.00%
50.00%
40.00%
30.00%
20.00%
10.00%
0.00%
Yes, for all units
Yes, for some units No
Answer Choices
Responses
Yes, for all units
17.36%
21
Yes, for some units
16.53%
20
No
66.12%
80
If yes for some units, how many units?
20
Answered 121
Skipped 3
■ Responses
The 20 respondents that answered the "If yes for some units, how many units" question, reported that
they accepted vouchers for a total of 66 units.
Rental Owner & Manager Sruvey Results
LV
Page 507 of 567
Q8. Short Term Rentals
Are any of the units you own or manage reserved for corporate or short-term rental?
(e.g. Airbnb)
Short Term Rentals - Are any of the units you own or manage
reserved for corporate or short term rental? (e.g. Airbnb)
120
100
80
60
40
20
0
Yes
M
■ Responses
14 respondents (11.6%) indicated that at least some of their units were reserved for corporate or short-
term rentals.
Respondents indicated that a total of 42 units were reserved for corporate or short-term rentals.
Answer Choices
Responses
Yes
11.67%
14
No
88.34%
106
If yes, how many units?
14
Answered 120
Skipped 3
Q9. Contact Information
Answer Choices
Responses
Name
99.01%
99
Email Address
98.02%
98
Company
63.37%
63
Answered 100
Skipped 23
Rental Owner & Manager Sruvey Results
E
Page 508 of 567
Q 10. Additional Comments
Please share any additional thoughts about rental housing in Dubuque County.
Answered 22
Skipped 101
Summary of Open -Ended Survey Responses
Al summary of Comments produced by ChatGPT
Open-ended comments from respondents provided additional context regarding local housing market
conditions, rental property management, and public policy concerns. Comments were reviewed and
categorized by topic to identify common themes.
1. Market Conditions and Supply
Several respondents expressed concern about overbuilding and oversupply of rental housing in
Dubuque. They noted that population growth does not appear to be keeping pace with new construction
and warned that an excess of newly built units could lead to higher vacancy rates. A few respondents
reported challenges finding tenants or described an emerging "glut" in available rental housing.
2. Impact of Large -Scale Development
A recurring theme was concern over the influence of large, outside developers receiving city incentives
to construct new multifamily complexes. Respondents stated that this trend may disadvantage small,
local property owners who maintain stable rents and long-term tenants. Some indicated that city policies
should provide stronger support for locally owned or aging properties rather than prioritizing high -value
new developments.
3. Property Maintenance and Code Enforcement
Comments reflected mixed experiences with rental inspections and code enforcement. Some landlords
reported that inspection requirements were overly stringent or inconsistently applied, while others
believed that many substandard properties remain unaddressed. Respondents emphasized the need for
balanced enforcement that maintains housing quality without overburdening compliant property
owners.
4. Tenant Issues and Eviction Procedures
Several respondents discussed challenges related to tenant behavior and eviction processes. Some
suggested that eviction procedures should be streamlined, arguing that a few repeat offenders
negatively affect the overall rental environment. Others noted experiences with property damage or
difficulties recovering losses from tenants.
5. Affordability and Housing Assistance
Comments on affordability were mixed. Some respondents cited high rents in certain neighborhoods,
particularly in the North End, and suggested that housing vouchers may contribute to rent inflation.
Others recognized the importance of assistance programs but recommended coupling them with tenant
counseling or support services to improve housing stability.
Rental Owner & Manager Sruvey Results 10
Page 509 of 567
6. Personal Circumstances and Special Cases
A few respondents indicated that their rental properties are used for family or special -needs housing,
such as providing housing for relatives or individuals with disabilities. These respondents emphasized
that their situations may not reflect typical rental market dynamics.
Overall Summary:
The open-ended responses highlight tension between maintaining affordability, supporting local
property owners, and accommodating new development. While some respondents perceive an
oversupply of rental housing, others focus on maintaining property standards and improving tenant
relations. The feedback suggests a need for balanced housing policies that address both market
dynamics and the regulatory environment affecting small landlords.
Full Text of All Comments
• Big money is getting envolved - Not Good
• Dubuque catering to outside developers to build multi million dollar low rent apartments will
negatively impact mom and pop rental properties that work to establish stable prices for
everyday Dubuque citizens. Dubuque should be doing more to support aging properties that
rent to families, students, and aging populations.
• We purchased a home for our daughter and some UD students to rent.
• It seems there is ample rental space available. It is getting harder to rent a house or apt because
there is so much available. It will shortly become a glut if it hasn't already. We are being played
by politics with an agenda
• Just purchased
• Should be made easier to evict tenants if necessary. Landlords wouldn't evict if they were good.
Unfortunately some low income abuse the whole system over and over. And others are really
good tenants so why let the bad ones make it miserable for the good ones.
• We bought this house and are renting it to my in-laws as a means of providing affordable
housing to them while they are on a fixed income in their golden years. Therefore, we had no
lead time for our tenants, and our rent is below market average for a single-family three -
bedroom, two -bathroom. You should understand the context in case this data does not conform
to the parameters of your study.
• The oversaturation of newly constructed housing complexes by out of town/state organizations
and ultra -wealthy developers has greatly hurt small local property owners who care about their
property investment and the people living in the property. It has been extremely discouraging to
see the City of Dubuque hand out millions of dollars in tax incentives to huge developers and
organizations to create an oversupply of rental units when we already have a shortage of quality
renters looking to fill available vacancies in town.
• Way overbuilding. Our community is certainly going to face a vacancy issue. Population is not
increasing so where are these renters going to come from for all of the new apartments being
built in Dubuque?
• The home I own is a group home managed by Goodwill staff.
Rental Owner & Manager Sruvey Results 11
Page 510 of 567
• My 3 bedroom unit will be available in December. Purchased recently, waiting on rehab (reason
why it hasn't been registered with city yet)
• None at this time
• These programs are needed. However, counseling is also needed to help get these people back
on their feet.
• 1 think the city has a lot of rentals that are not up to code!! My rental is almost a brand new
place and we take care of it, but so many are just left and might get a letter to fix something but
never do it!! I just don't think they are able to keep up with how many rentals they have!!
• None
• My son lives in my property So property will no longer be rented
• 1 continue to hear about a housing shortage in Dubuque. We have had our 3 bedroom listed for
over a month and have gotten some interest but it seems like renters aren't too used to renting.
Some aren't familiar with security deposits, some think you can hold a unit for months, and
several just don't contact us back. Happy to help however we can with this study.
• 1 think they should focus on properties landlords that have not been maintained. We pay for
annual rental license and inspections in the thousands. It seems that an inspector needs to
point out things that validate the fees attached. For instance: we had tenants move in a week
before inspection and there were minor scratches on a wall that the tenants did moving in a box
spring. We were required to repaint that wall and send photos in to prove we repainted. We
also had a deck that they said the stain was wearing off and needed re stained or painted. This
was just 3 years after it was initially stained. Meanwhile, I walk by rental properties that should
be uninhabitable (some I have even toured when they have been for sale).
• The last section 8 tenant we had left with about $5000 worth of damage and then filed
bankruptcy after we got a judgment against her.
• This survey will only hurt me as a landlord. Answering these questions is garunteed to cost me
more money.
• We own a townhouse and rent it to our son with Downs Syndrome. Were it not for his situation,
we would not be in the rental business.
• The rental prices in Dubuque are unusually high especially in the North End any thing North of
20th street. I also feel that the housing vouchers are paying too much which raises everyone's
rental rate.
Rental Owner & Manager Sruvey Results 12
Page 511 of 567
Tax Increment Financing
in Dubuque: 2010m2025
$95 million in TIF has leveraged $836 million
in private investment in 91 projects.
Private investment to TIF ratio = 9:7
Tax increment financing (TIF) is the only meaningful local economic incentive available to Iowa
cities. It is an important and flexible tool used in communities for three main purposes: promoting
economic development, eliminating slum and blight, and facilitating housing development.
The ability to use TIF to assist private economic development projects in urban renewal districts is
an essential ingredient of the City of Dubuque's nationally recognized success, providing financing
and incentives for private investment.
TIF directs the increase in property tax generated from property improvements to the city, which
can use this increment as a financial incentive to the private sector to invest in and create jobs in
TIF for Dubuque Job Creation: 2010-2025
TIF supported 35 companies in retaining or creating 5,000 jobs.
$38 million in TIF leveraged $348 million in private investments
From small, local companies to global brands, TIF has supported a variety of Dubuque employers
over the last 15 years, including:
• Andersen Window & Door,
• AY McDonald Manufacturing,
• Cottingham & Butler,
• Dubuque Screw Products,
• Dupaco Community Credit Union,
• Geisler Brothers,
-
• Giese Manufacturing,
• Green Industrial Supply, lubuque Screw Products
• Hormel,
• Klauer Manufacturing,
• McCoy Group,
• Prairie Farms,
-' •� �`� ��•
• Rite Hite,
• Rousselot, -
• Simmons Pet Food,
• Theisen's Supply,
/
• Tri-State Quality Metals,
THE CITY OF
• Unison Solutions,
• Universal Tank,
DUB
• Vanguard Industries, and
• Woodward Communications.
Masterpiece on the Mississippi
Page 512 of 567
TIF for Dubuque Housing Creation:2010-2025
$34.5 million in TIF spread across 60 projects leveraged $326 million in
private investments to create nearly 1,500 housing units within the city.
Projects are located throughout the community and ranged in size from 2 units to 201 units, with
individual TIF grants ranging from $15,000 to nearly $7 million.
When a TIF district is created, a "base"
valuation of the property value is established.
The base valuation accounts for assessed
values prior to the TIF designation. The tax
revenue from this base value remains with all
taxing authorities. Increases in the assessed
value over time over and above the base are
called the "increment." The TIF authority (in
this case, the City of Dubuque) may access
the tax revenue generated by the increment,
to fulfill the designated purpose of the district.
By state law, when TIF is used for housing
development, approximately 38 percent of
the future tax increment revenues from the
project must be used to provide housing
assistance to low- and moderate -income
families whose incomes are no greater than 80 percent of the median income anywhere in the
city. This is starter housing for Dubuque's current and future workforce, and our most vulnerable
residents, the elderly and disabled.
TIF is typically used by cities to fund public
improvement projects or private project -
based financial assistance, in conjunction
with developing or redeveloping
different parts of a city. This may include
upgrading areas of the city suffering
from slum and blight, helping residential
development efforts, and enhancing
economic development activities.
Depending on the size of the project, cities
may use the annual increment to provide
project funding or may need to incur
debt to finance an improvement, such as
installing infrastructure.
Requested Action
• Support efforts to maintain Tax Increment Financing as an economic development financing
tool.
• Oppose restrictions on use of TIF for public infrastructure and oppose the "sunsetting" of TIF
districts.
Page 513 of 567
Page 514 of 567
THE CITY OF
DUB3 tE
Masterpiece on the Mississippi
Dubuque
All -America City
NA11ONAL (]VE LI-Y"E
1 I
2007*2012*2013
2017*2019
Downtown Housing Incentive Program
Eligibility Guidelines
Project Location & Type
• Create new multifamily housing units (rental or for -sale condos) within the
Greater Downtown Urban Renewal District.
• Be a rehabilitation of an existing structure.
• Have clearly defined start and completion timelines.
Eligible Unit Types
• Newly Created Units: Created in a portion of a structure never previously used
as housing.
• Rehabilitated Long -Vacant Units: A previously existing housing unit vacant for
more than 3 years and undergoing full rehabilitation that corrects all code
deficiencies and deterioration.
Rehabilitation Standards
• Bring the structure into full compliance with the 2021 IPMC and 2021 IBC.
• Correct all unsafe, unsanitary, damaged, or deteriorated conditions, including
structural, electrical, mechanical, and plumbing systems.
• Repair or replace components that are defective or beyond service life; cosmetic -
only improvements do not qualify.
• Meet all life -safety, egress, and habitability requirements.
• Use durable, long-term residential materials.
• Submit a comprehensive scope of work addressing all code corrections,
to City approval.
pg. 1 of 2 — version 2025.1
Page 515 of 567
Building Configuration
• Units must generally be located above a first -floor commercial component.
Design Review Requirements
• Reimbursement covers labor and materials that significantly improve
appearance following City of Dubuque Architectural Guidelines or Downtown
Design Guidelines, as applicable.
• Existing noncompliant signage must be brought into compliance as part of the
project.
• A detailed rendering/drawing with dimensions, materials, and architectural
details must be submitted.
• Deviation from the approved plan may disqualify the project.
Additional City Requirements
• City may require soundproofing, lighting, security, or other standards based on a
neighborhood impact review.
• Property owners must certify that all properties they own in Dubuque comply
with all applicable City ordinances.
Funding Limits
• Up to $10,000 per residential unit.
• Up to $750,000 per taxing parcel.
• No developer fee may be paid until all City assistance is fully disbursed.
• Funds are disbursed after project completion and issuance of all Certificates of
Occupancy/Completion.
Minimum Project Size
• Projects must create at least 2 new housing units.
Application Review
• Applications are reviewed when complete.
• Funds are awarded to projects that meet all criteria and are ready to commence
within 12 months.
pg. 2 of 2 — version 2025.1
Page 516 of 567
STATE OF IOWA SS:
DUBUQUE COUNTY
CERTIFICATE OF PUBLICATION
I, Kathy Goetzinger, a Billing Clerk for Woodward
Communications, Inc., an Iowa corporation, publisher
of the Telegraph Herald, a newspaper of general
circulation published in the City of Dubuque, County
of Dubuque and State of Iowa; hereby certify that the
attached notice was published in said newspaper on the
following dates:
12/19/2025
and for which the charge is 47.89 ----�,
Subscribed to before me, a Notary Public in and for
Dubuque County, Iowa,
this 19th day of December, 2025
aile,
Nota Q 1ic in and for Dubuque County, Iowa.
JANET K. PAPE
Commission Number 199659
My Commission Expires
12/11/2028
Ad text :
CITY OF DUBUQUE, IOWA
OFFICIAL NOTICE
PUBLIC NOTICE is hereby given that the Dubuque City Council
will conduct a public hearing on the 5th day of January, 2026,
at 6:30 p.m., in the Historic Federal Building, 350 W. 6th
Street, 2nd floor, Dubuque, Iowa, at which meeting the City
Council proposes to take action to approve a Development
Agreement between the City of Dubuque, Iowa and GT Novelty
Condos, LLC, a copy of which is now on file at the Office of
the City Clerk, City Hall, 50 W 13th Street, Dubuque, Iowa,
providing for the issuance of economic development grants
(Urban Renewal Tax Increment Revenue Grant Obligations)
described therein in order to carry out the purposes and
objectives of the Urban Renewal Plan for the Greater Downtown
Urban Renewal Area Economic Development District, consisting
of the funding of economic development grants for GT Novelty
Condos, LLC, under the terms and conditions of the Urban
Renewal Plan for the Greater Downtown Urban Renewal Area
Economic Development District. The aggregate amount of the
Urban Renewal Tax Increment Revenue Grant Obligations cannot
be determined at the present time, but is not expected to
exceed $1,030,104.
At the meeting, the City Council will receive oral and
written comments from any resident or property owner of said
City to the above action. The official agenda will be posted
the Friday before the meeting and will contain public input
options. The City Council agenda can be accessed at
https://dubuqueia.portal.civicclerk.com/ or by contacting the
City Clerk's Office at 563-589-4100,
ctyclerk@cityofdubuque.org.
Written comments regarding the above public hearings may be
submitted to the City Clerk's Office via email at
ctyclerk@cityofdubuque.org or by mail to City Clerk's Office,
City Hall, 50 W. 13th St., Dubuque, IA 52001, before said
time of public hearing. At said time and place of public
hearings the City Council will receive any written comments.
Copies of supporting documents for the public hearings are
on file in the City Clerk's Office and may be viewed Monday
through Friday between 8:00 a.m. and 5:00 p.m.
Individuals with limited English proficiency, vision,
hearing, or speech impairments requiring special assistance
should contact the City Clerk's Office at (563) 589-4100, TDD
(563) 690-6678, ctyclerk@cityofdubuque.org as soon as
feasible. Deaf or hard -of -hearing individuals can use Relay
Iowa by dialing 711 or (800) 735-2942.
Published by order of the City Council given on the 15th day
of December 2025.
Adrienne N. Breitfelder, City Clerk
It 12/19