The affordable housing shortage is a market problem and that is usually very much forgotten in land use decisions at the Planning Commission level and at the City and County Commission level. A part of the market problem is the costs involved in financing and building a project. It's about a brutal economic reality that makes seasoned developers run the other direction: the numbers simply don't work.

Picture this scenario: You're a developer eyeing a potential affordable housing project. Construction costs hit $15 million. Land costs another $3 million. Factor in design fees, financing costs, government fees and your own salary and you're looking at a $20 million investment. Now here's the kicker—your maximum rental income caps out at levels that would make a traditional apartment investor laugh.

The math is unforgiving. While market-rate apartments might generate $2,000-$3,000 monthly rent per unit, affordable housing restricts you to perhaps $800-$1,200, depending on income levels. That difference isn't just about profit margins—it determines whether banks will even lend you money.

Banks don't care about your good intentions. They care about cash flow. When they calculate how much they'll lend, they look at your projected rental income minus operating costs. If that net operating income is too low, you simply can't borrow enough to build. It's not personal; it's risk management.

This creates a vicious cycle. Low rents mean low operating income. Low operating income means smaller loans. Smaller loans mean you can't cover construction costs. Game over before you even break ground.

This isn't developer greed talking. Developers need to make it make business sense and provide income, and they can't run sustainable businesses on projects that lose money. The ones who do attempt affordable housing often rely on a complex web of tax credits, grants, and subsidies that may or may not materialize.

The uncomfortable truth is that truly affordable housing requires someone to absorb financial loss. Either developers lose money (and go out of business), or taxpayers subsidize the difference with money or density providing extra market-rate housing to cover costs. There's no magical third option where market forces alone solve this problem.

Every time you see a local level of government pound the table that market-rate developers are not providing enough affordable housing to get the density they are allowed to ask for under the local government’s affordable housing density rules, you see a level of government that completely misunderstands the fundamentals of the housing and construction market when it comes to affordable housing. Government misunderstanding the economics of housing are a big impediment to affordable housing.

Until we fully acknowledge at the local government level that affordable housing causes developers to lose money —we'll continue wondering why private developers don't enthusiastically build housing they can't afford to construct.

Christine Robinson is the Executive Director of The Argus Foundation. 

Local businesses are discovering a powerful pipeline of future talent in their own backyard—students from State College of Florida, Manatee-Sarasota (SCF). This summer alone, over 120 SCF students are gaining professional experience through internships at more than 30 local companies. From accounting firms and dental offices to legal clinics and early childhood centers, these students are stepping out of the classroom and into careers.

Internships are more than temporary positions; they’re a form of experiential learning that connects academic instruction with hands-on practice. Take Jared B., for example, a full-time Dental Hygiene student who also works as a pharmacy technician at Sarasota Memorial Hospital. Before enrolling in the program, Jared shadowed dental professionals in both private and corporate settings. Those experiences helped him identify his ideal career path and fueled his passion for patient-centered care.

“It's been a long time since I’ve been able to say I love what I do,” Jared shared. “And I love this. I love it so much.” His story is just one of many that illustrate how impactful internships and experiential learning can be—not just for skill-building, but for finding purpose and direction.

SCF students are trained to meet the needs of today’s workforce. They’re prepared with the latest industry knowledge, guided by expert faculty, and supported by the Career Accelerator office, which connects students with meaningful internships and helps local businesses design roles that create real impact.

The objectives of internships at SCF are:

• Expose students to diverse careers, industries, and professional cultures.
• Allow students to apply and test academic knowledge in real-world settings.
• Help students develop deeper self-awareness, clarify goals, and build confidence in their chosen paths.

For employers, working with SCF interns is a chance to evaluate potential future hires, contribute to workforce development, and benefit from the drive and insight of students who are eager to learn and contribute. These interns are more than just extra hands, they’re the future of your industry.

If you're ready to invest in tomorrow’s workforce today, consider becoming an internship partner through SCF’s Career Accelerator office. You’ll be connected with highly capable students like Jared who are passionate, well-trained, and ready to make a difference in your organization.

To learn more, contact Inita S. Knox, ED.D., Director of the Career Accelerator, at (941) 752-5189 or via email at Knoxi@SCF.edu.

At SCF, we meet you where you are. We’re Everyone’s College.

For more information on available programs and how to apply, visit SCF.edu.

Tommy Gregory, J.D., is President of State College of Florida, Manatee-Sarasota. 

Like many, I first visited the Gulf Coast on vacation with my family. My boys, now in their 20s, have core memories of picture-perfect beach days—long walks with Tami and me collecting sharks’ teeth, building epic sand castles, and swimming for hours in the sparkling blue green water. Water shapes life in our community — quietly, powerfully, and in ways both visible and invisible. Whether it’s the serenity of a sunset boat cruise with loved ones or the economic engine of tourism, water sustains our way of life. Yet we’ve also seen how fragile that lifeline can be, from harmful algal blooms to the devastation caused by powerful storms. Clean water isn’t a given; it’s a responsibility—one we must uphold daily through smart policy, land stewardship, intentional philanthropy, and action.

That’s why our team at Gulf Coast Community Foundation (Gulf Coast) is proud to share the updated Water Quality Playbook, a dynamic guide designed to help anyone who cares about clean water take meaningful action. First launched in 2020, the Playbook has been updated with the latest science and proven strategies to reduce nutrient pollution and restore our vital ecosystems.

Since its initial release, the Playbook has contributed significantly to advancements in water quality, highlighting the power of collaboration between science and the community. For example, several municipalities in our region have implemented new stormwater management projects inspired by Playbook recommendations, resulting in reduced nutrient runoff into our bays and rivers. Programs promoting fertilizer reduction and education for homeowners and landscapers have helped decrease phosphorus and nitrogen inputs, key drivers of harmful algal blooms. Additionally, conservation efforts to restore wetlands and seagrass beds, natural filters and critical habitats have accelerated, helping to improve water clarity and the health of aquatic ecosystems.

In a recent feature story, we asked community members—from scientists and farmers to boat captains and environmental leaders—what clean water means to them personally and professionally. Their reflections underscore the deep personal stakes of water quality in our region. As Dr. Jennifer Shafer, co-executive director of the Science and Environment Council, explained, “Water quality is not just a scientific concern; it’s a personal one. It shapes our economy, our health, and our daily lives.” These insights remind us that protecting water is a shared responsibility, and everyone has a role to play.

The updated Playbook remains practical, not theoretical. With ten chapters organized around three goals that bring the vision into focus. It’s a tool for everyone: government agencies, nonprofits, businesses, and residents alike. The Playbook outlines specific, actionable steps, from upgrading stormwater systems and reducing fertilizer use to restoring natural habitats. Each step includes performance measures, responsible champions, and cost estimates to guide implementation.

Many of us recall the red tides, algal blooms, and hurricanes that have turned water quality into a regional crisis. But these events are more than challenges; they are catalysts for change. With every update, this Playbook grows stronger as a blueprint for action, empowering communities to make measurable progress in protecting our water resources.

I invite you to explore the updated Playbook at waterqualityplaybook.org. Let it guide your efforts, whether you’re expanding wetlands, switching to low-phosphorus fertilizers, advocating for better stormwater policies, or supporting restoration projects.

Together, let’s move from awareness to action. By doing so, we can protect our waters in ways that ensure a healthier economy, stronger ecosystems, and a brighter future for all who call our region home.

Phillip P. Lanham is President | CEO of Gulf Coast Community Foundation.

Pictured: The updated Playbook remains practical, not theoretical. With ten chapters organized around three goals that bring the vision into focus. It's a tool for everyone: government agencies, nonprofits, businesses and residents alike