The year may be coming to a close, but the city of Whitefish isn’t ready to shut things down quite yet. The Planning Commission will begin discussion on one of the most important aspects in the update of the 2007 growth policy: the Housing Element.
ICYMI, Whitefish is one of 10 cities (three of which are in the valley) that must update their growth policy per Senate Bill 382, also known as the Montana Land Use Planning Act (MLUPA).
Whitefish is facing a housing affordability crisis — but don’t take it from me (or literally anyone you ask in Whitefish). Read about it in the Housing Element 27-page draft from city staff:
“The City of Whitefish is experiencing a community housing crisis. The desirability to live (and retire) or invest in Whitefish, in combination with a range of other factors including escalating mortgage rates, high demand coupled with low supply, increased construction costs, neighborhood opposition to housing projects, greater interest from out-of-state buyers, the proliferation of short-term rentals, the need to update outdated development standards, recent state legislation and job growth has brought the crisis to the forefront of the community.
“The 2007 adopted growth policy reported the median selling price of a single-family home was $319,000. In 2020 the median selling price was $440,000 and in 2025 the median selling price now exceeds $1 million.”
One affordable housing advocacy group, Shelter WF, has already taken to public comment with a clear message: the housing element grossly underestimates the number of new units that will need to be built to keep up with demand.
Shelter WF this week released a Revised Community Housing Needs Assessment asserting that Whitefish will need 3,230 to 4,044 new homes by 2034 — roughly 300-400 homes each year — to keep up with demand.
This is a significant increase from the city’s estimated need for 930 to 1,491 new homes over the same time period, and more than double the city’s average of roughly 150 homes being built each year since 2015, according to the 2025 Housing Needs Assessment.
So why are the estimates so different?
The city’s 2025 Community Housing Needs Assessment acknowledged that Whitefish has seen rapid population growth, especially over the last five years like other mountain and destination towns during Covid. The needs assessment, however, asserted “growth rates are expected to fall and flatten out at a modest annualized growth rate somewhere between 1.25-2% annualized growth.”
This means the city’s housing demand “low” estimates for the next 10 years were based on a growth rate of 1.25%, while the “high” estimates were based on an average annualized growth rate of 2%, according to the report.
Shelter WF asserts this estimate threshold is too low and relies on population projections from before pandemic-induced demand for mountain towns, meaning the population growth was “dramatically” underestimated, according to its revised assessment.
The organization also argued population growth has been limited by “restrictive land use zoning policies” and that the city’s Housing Needs Assessment “ignored” the 61% of workers commuting to Whitefish, along with the demand increase that would result if affordable housing were available.
Because of these factors, Shelter WF set its “low” estimate at the city’s “high” estimate — 2% of average annualized growth — and set its “high” estimate at 3.9% — Whitefish’s average annual growth rate between 2019 and 2024.
“At a time when Whitefish families, workers, and seniors are being priced out, it is critical that our housing plans reflect reality,” Shelter WF Board Member Mack Fai said in a press release. “We call on the city council to revise the numbers within the Housing Needs Assessment as soon as possible.”
I’m Lauren Frick, and here’s the rest of Friday’s Daily Roundup.
Pinky and the Floyd celebrate the 50th anniversary of the iconic album “Wish You Were Here” with a series of can’t-miss performances in 2025. These shows will hold a particularly special weight for the band and their fans as they mark their first performances following the recent passing of their beloved keyboardist (and founding member), Joe Kirchner. While his absence will be deeply felt, the band is dedicated to honoring his memory by bringing the timeless music of Pink Floyd to the stage with the passion and artistry that Joe himself embodied.
The season of Christmas comes alive through the professional instrumental talents of Wai Mizutani, a world-renowned violinist, and a group of some of the Valley’s best musicians as they present dances from multiple aspects of the holiday. Featured in this special concert are dancers from Rio Dance Studio, in a first-time collaboration that will bring the joy and the skills to enhance your favorite time of the year!
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