The Commons Housing Project (Updated July 2026)

Waldron’s future depends on our ability to sustain a year-round community where families can raise children, elders can age with dignity, a small island economy can thrive, and neighbors of diverse economic backgrounds can continue to call this place home. Today, the lack of affordable and transitional housing puts that future at risk. The Commons Housing Project is a once-in-a-generation opportunity to turn a long-held community vision into lasting reality. We endeavor to create modest, durable homes for rent, that will strengthen social connection, support local livelihoods, and preserve the island’s character.

The Commons property was purchased by the community over 20 years ago with the vision of providing affordable housing. Thanks to the longevity of our 2 existing leaseholds and to the successful Don Bucknell land acquisition campaign last year the CLTWI has been emboldened to pursue this vision now!

CLTWI mission is realized through this project in the following ways

  1. by maintaining local control, appropriate land use and stewardship of The Commons

  2. by helping sustain a year-round community, including a viable school and robust small economy

  3. by ensuring that rentals remain safe, stable, and affordable to people of modest means in perpetuity

After a ten-month feasibility study with participation from many community members and broad island input, the CLT will build one two-bedroom home on the Commons, and the infrastructure to support additional housing units in the future. The 900sf home will initially be designed for year-round occupancy by a teacher or essential worker.

It will be built to the west of the community gathering space behind the Fire Shelter, and south of our 12.9 acre Land Bank conservation easement preserving the majority of the Commons for its diverse forest habitat and community trails.


The project will meet the following goals:

• Built with Waldron-sourced labor and materials wherever feasible, creating local employment opportunities
• Realize the infrastructure (septic, water, solar) to support up to three residences total.
• Utilize the smartest approach to off-grid design with solar electric power & wood heat, consistent with Waldron’s self-sufficient character.
• Designed and built to meet San Juan County land use and building codes.
• Create a home of approximately 900sf with covered entry/porch, plumbed kitchen and bathroom, and two bedrooms.

Project Schedule:

• Feasibility Study – Completed 2026
• Design and Permitting: 2026-2027
• Fundraising: 2026-2027
• Construction: Spring/Summer 2027 through 2028
• Occupancy: 2028 (target)

Based on current estimates provided by local general contractors, we anticipate the following costs:

$576,069 Construction costs
$50,000 Soft costs (design, permitting, project management, legal fees)
$53,931 Other development costs
TOTAL: $680,000

We see an incredible opportunity to have San Juan County share up to half of our project costs.

Funding Sources:

1. This project will be largely dependent on a successful application to San Juan County Home Fund Grant for
up to 49% of building costs ($330,000). Our application was submitted on July 13.

2. The success of our Home Fund Grant request will also be dependent on our ability to raise approximately $350,000 from individuals and foundations. We are keen to have pledges totaling $200,000 before mid August when our grant application will be evaluated.

3. For any funding shortfall or receipt of multi-year pledges, our pro forma suggests we can service approximately $150,000 in debt through future rental income, but our goal is to raise all of the funds needed by the time the project is complete.

As important, this project will contribute to the economic vitality of Waldron by providing on-island employment to contractors, carpenters, septic installer, electrician, project manager, property manager, and additional project consultancies.

This project has already benefited through collaboration and lessons learned from the executive directors of our four neighboring land trusts and in consultation with the Housing Program Coordinator for San Juan County, representatives from the San Juan County Department of Community Development, Housing Lopez, and the Rental Housing Association of WA. We have hired three consultants to assist us on the project, including Hilary Scheibner, as project administrative assistant and bookkeeper; Amanda Lyn, past executive director for SJ Home Trust; and Nils Petersen, CPA, and financial advisor. These individuals have helped evaluate our project to ensure that it is financially viable and in alignment with San Juan County’s current affordable housing initiatives.

With your help we will seize this opportunity to create a more vibrant future on Waldron for generations to come!

If you have additional questions or would like to provide financial support, please email us at: waldronlandtrust@gmail.com, or call any board member.

As always, THANK YOU for your support!

FAQ

Why will the project cost so much?

The CLTWI, as a nonprofit, must follow local, state, and federal building codes for the safety of our residents and to remain eligible for grants, loans, and subsidies. According to other CLTs in the county, the current cost per square foot in San Juan County averages $700-$900 for affordable homes, even modular homes. We aim to build small energy-efficient, low maintenance homes and estimate that we can do this with local labor for under $500 per square foot.

Is there a cheaper way?

The most effective way to substantially lower costs is to receive the San Juan County Home Fund Grant. We priced recycled homes, purchased through Nickel Brothers. While these homes would be a cheaper solution, they are high maintenance and not energy efficient. We also priced modular homes, but they are currently averaging $700-$900 per square foot.

What will CLT charge for rent?

Individual rents will be determined by renters’ incomes and conditional upon an annual lease. Because this project will only happen if we receive the San Juan Home Fund grant, we will be obligated to serve people whose annual income falls between 30 – 115% AMI (average median income) of San Juan County. This does not mean that renters will pay the maximum rate. However the CLTWI must charge enough rent to cover the cost of management, maintenance (including a reserve fund) and loan payments.

Who will live there?

We’ve identified the following emerging needs for rental housing on Waldron: families with school age children, eldery aging out of their homes, Waldron workforce (teachers, etc.) We are committed to providing equal housing opportunity to all applicants, which includes protections for race, religion, sex, disability, or familial status. All rental applications will be processed based on the same uniform qualification criteria, such as credit history, rental references, and income verification.

How many people would be housed?

There will be 3 dwellings: 1 one-bedroom Accessory Dwelling Unit, 2 two-bedroom units (~900 s.f.each). Total occupancy of the Commons neighborhood is estimated from 7-10 people.

How will the rentals be managed?

The CLTWI will be hiring a part-time property manager for the three Commons rentals. The wage for this position will be deducted from the tenants’ monthly rent. On the mainland, this wage usually runs 7-12% of the monthly rent.

Why rentals instead of leaseholds?

Families usually move off island so that their child(ren) can go to high school. Teachers, generally, spend only part of their career at the Waldron School. Older folks are looking to simplify their life by not owning a home. Over the long term, the CLT can serve more people and have a higher impact on housing through rentals.

What about Don’s Property?

It was Don’s vision and our hope that his land will become our next leasehold.The CLT board is currently work ing with Don’s sisters, Anore and Susan, to plan the transition and honor Don’s legacy.