A nonprofit promising affordable housing in Topeka’s Hi-Crest neighborhood plans to build more homes starting at $190,000—far above the area’s current median home price of $80,000 to $115,000. While this initiative is being marketed as a way to improve the neighborhood and provide homeownership opportunities, it raises critical questions: Who is this project actually for, and what impact will it have on existing residents?
No Income Caps, but ‘Down Payment Assistance’?
SENT, the nonprofit behind the project, recently announced that there would be no income caps for buyers, but they would offer down payment assistance. This immediately raises concerns. If there’s no restriction on who can buy these homes, wealthier buyers, investors, or those from outside the neighborhood could easily move in and push out longtime Hi-Crest residents.
A true affordability program would be structured to ensure that current Hi-Crest residents could actually buy these homes. However, the estimated income needed to afford a $190,000 home—with even minimal debt—ranges from $56,000 to $71,000 annually. Given that Hi-Crest has historically been one of Topeka’s lower-income neighborhoods, it’s unlikely that many of its residents can qualify, even with help on the down payment. Of course this assumes that the homes actually cost $190,000.
Gentrification Disguised as ‘Revitalization’
For decades, developers and nonprofits have used the language of revitalization to justify projects that ultimately lead to gentrification. The problem is that without safeguards, these projects tend to raise property values and property taxes, making it harder for current residents to remain in their homes.
If the SENT project succeeds in attracting wealthier buyers, the ripple effect could be severe:
- Property taxes will rise for current homeowners, making it harder for them to stay.
- Rent will increase for those who don’t own their homes, pushing out long-term renters.
- Existing affordable housing could disappear, forcing lower-income families to relocate.
Despite claiming to serve the community, SENT’s decision to remove income caps suggests a different agenda—one that prioritizes real estate development over truly helping the people who already live in Hi-Crest.
A Better Approach to True Affordability
If SENT were serious about providing affordable housing, they would implement policies to protect and uplift current residents. A real affordability program should include:
- Income restrictions to ensure homes go to low-to-moderate-income buyers.
- More aggressive financing support, such as interest rate buydowns or grants—not just down payment assistance.
- Property tax protections to shield longtime residents from getting priced out.
- A requirement that buyers live in the home, preventing investors from flipping or renting them for profit.
Without these measures, SENT’s project looks more like a rebranding of Hi-Crest for outside buyers rather than a genuine effort to provide affordable housing. The community deserves transparency—and answers.
Who’s Really Behind This?
As the project moves forward, one critical question remains: Who is funding SENT, and what is their real agenda? Are there private developers or investment groups backing the initiative? Are public funds being used to finance a plan that will ultimately harm the community it claims to serve?
Until these questions are answered, Hi-Crest residents should remain skeptical of the promises being made—and demand real solutions that prioritize them, not just the interests of wealthier buyers looking for a deal.
Hey, Johnathan Sublet, if you would like to chat, my email is [email protected].
