HOUSING KENT’S FUTURE

By Steven Gleason

When people think about the need for affordable housing in Kent, various ages and occupations spring readily to mind—minimum wage earners, for example, or retirees on a fixed income. One group that does not have such an obvious need is young people launching their professional careers. And that is a shame, according to Jonathan Matson, a 24-year-old board member of Kent Affordable Housing (KAH) and lifelong resident of Kent.

“Young people like myself have so much to offer this community—and so much to gain from living here,” Jonathan says. “But they are stymied by the lack of affordable housing.”

Jonathan’s story beautifully illustrates how the Kent community and young professionals can develop a relationship of mutual benefit and appreciation. Following his primary education at Kent Center School, Jonathan attended Marvelwood School, where he graduated in 2017. After earning a degree in Computer Technology and Business Administration from Champlain College in Burlington, Vermont, Jonathan returned to his native Kent and founded Matson and Associates, which tailors IT services to serve the needs of small businesses and nonprofits. He also became an active volunteer in the community, serving on the boards of numerous nonprofits and civic organizations.

“It’s been a wonderful experience for me, and I wish more people could follow a similar path. But I had the advantage of being able to live with my family when I returned from college. Few young professionals have that opportunity, and they find that rental housing options are scarce and quite expensive.”

The difficulty in finding affordable rental housing is due in large part to the permanent effects of the COVID-19 pandemic on the housing market. People wishing to escape congested urban areas were eager to buy or rent properties in towns like Kent, and willing to pay a premium. The result was a steep increase in prices and reduction of available housing stock that has not been reversed despite the waning of the pandemic. The Zillow home value index for Kent, which shot up from $368,000 in June 2020 to $552,000 in June 2022, has since declined only modestly, reaching $542,000 in June 2023.

In mid-August, realtor.com showed only 17 units for rent for less than $4,000 per month within a 30-minute drive of downtown Kent. A one-bedroom apartment was listed at $1,700 per month, compared to a typical rent of about $1,000 before the pandemic. Most of the offerings were two- and three-bedroom homes, at an average monthly rent of $2,900. These conditions put housing out of reach for young people starting their working lives, or anyone earning a modest income. For someone working full-time at $20 per hour—a typical wage offered by employers in Kent—an affordable rent is 30 percent of gross income, or $1,040 per month.

Jonathan Matson has witnessed first-hand the effects of high rental costs on his friends and acquaintances. “Only four of my friends from Kent Center School have stayed in the town or come back after college like I did. Rentals are hard to find, and the costs are burdensome. Many of my friends have roommates, and they’re still paying upwards of 70 percent of their income on housing.”

Jonathan believes that young people settling and working in Kent would benefit the town in myriad ways. They could fill the gap in services that became acute during the pandemic, when the influx of new homeowners boosted demand for contractors, architects, plumbers and electricians. The situation can only grow worse unless local tradespeople nearing retirement are replaced by a new generation of service providers.  

When Jonathan launched his IT consulting firm, he immediately saw how strong the demand was for local services. “Until I opened shop, there were not many local, trusted providers of IT solutions in Kent. I got my first account in five days, and soon expanded my portfolio to a number of area businesses and organizations.” It was a win-win situation, with the town gaining a much needed service, and Jonathan growing his fledgling enterprise with ease

An influx of young working people could also help revitalize business activity in the town center. “A lot of local businesses like stores and restaurants are not operating on a full schedule, especially in the winter. A larger population of working-age youth would boost demand for their services, while also expanding the pool of job seekers for them to draw on.”

That leaves the question of what could entice a college graduate or a newly trained tradesperson to settle in Kent, foregoing the attractions of a big city like New York or Boston. Jonathan has a host of answers, starting with the incomparable natural beauty of the area and endless opportunities for outdoor activity. Kent and the surrounding communities are chock full of nature preserves, hiking trails, lakes and streams. The Housatonic River and the world-famous Appalachian Trail traverse the town. The Mohawk Mountain ski area is a short drive away.

For those with young families, the quality of public education is a big draw. According to the niche.com website, Kent Center School, which serves the preschool through grade 8 , has some of the best teachers in the state of Connecticut. It ranks second of 288 public middle schools in terms of teacher quality, and fourteenth of 577 elementary schools. Graduates of Kent Center School can move on to Housatonic Valley Regional High School for general education, or Oliver Wolcott Technical High School, which offers training for a wide variety of trades and professions.

The area surrounding Kent boasts numerous venues for arts and entertainment, including the Merryall Center, Music Mountain, Sharon Playhouse, and countless local art associations, galleries, festivals and pop-up performances. For those seeking even more possibilities, New York City is only a two-hour train ride away. 

“For me personally, the greatest benefit of living in Kent is the chance to participate actively in the community,” Jonathan says. After returning to Kent, he joined the boards of several non-profits, including the Lions Club, KAH, the Merryall Center, and Kent News Inc., which is working to revive the Good Times Dispatch, a local newspaper that closed in 2009.

 “As a volunteer, I am more than just a person running a business in Kent. I meet and interact with people from all walks of life. I feel seen and wanted in the community, and I’m treated as an adult by people of all ages.”

Jonathan considers himself part of a generation that wants to change things. He points out that a young person coming to a small town like Kent can have a voice and help shape the community from practically the day of arrival.

“I wish more people my age would take a chance on Kent—I think they’d find it a fabulous place to work and live. And the town would gain a lot, too. We’d have more businesses, more services, more young families, and more volunteers. That’s a formula for a thriving and vibrant community.”

The dearth of affordable housing casts a shadow over Jonathan’s vision, and that’s one of the reasons he joined the board of Kent Affordable Housing—but not the only one. “Across the board, there’s a strong, unmet need for affordable housing in Kent, with over 60 people on our waiting list. I want to contribute in any way I can to the organization’s mission of developing affordable housing in Kent.”

Jonathan was encouraged to learn that KAH has launched a project to expand the South Common development, adding at least 10 units to the existing 24. That, together with the 13 units at Stuart Farm, will bring the total KAH stock to at least 47.

“It’s progress,” Jonathan says, “but much more needs to be done. Our biggest challenge now is securing land and structures that can be converted into affordable housing. As the point person for communications on the KAH board, I’m hoping to bring that message to the public and enlist support for the further expansion of affordable housing in Kent.”

This article appeared in KAH’s late 2023 newsletter.