Podcast Title: Upzoned
Host/Author: Strong Towns
Episode: Why Colorado Is Facing a Senior Housing Crisis
Release Date: August 13, 2025

Introduction

In the August 13, 2025 episode of Upzoned, hosted by Abby Newsham of Strong Towns, listeners are delved into the pressing issue of Colorado's burgeoning senior housing crisis. This episode features a meaningful conversation between Abby and her special guest, Katie Claggett, an unconventional small-scale developer with deep ties to both Kansas City and Colorado. Together, they explore the multifaceted challenges and potential solutions surrounding housing for the aging population in Colorado.

Understanding Colorado’s Senior Housing Crisis

The episode begins by highlighting a critical feature from the Colorado Sun titled "Colorado Ages: Seniors Are Colliding with the Housing Crisis." The article underscores the state's rapidly aging population, forecasting that "soon one in five people in the state will be over 65 years old." Despite this demographic shift, the existing housing infrastructure is ill-equipped to meet the specific needs of seniors.

Key Issues Identified:

• Inappropriate Housing Stock: Many seniors remain in multi-level homes not designed for aging in place, making modifications difficult and often unaffordable.
• Limited Accessible Single-Story Homes: There is a scarcity of accessible single-story homes for seniors looking to downsize, exacerbating inventory shortages for younger families.
• Financial Strain: Low-income seniors face high costs from taxes, insurance, and necessary home repairs, trapping them in unsuitable housing.
• Lack of Mobility: The inability to sell or modify homes restricts market fluidity, limiting options for both seniors and younger buyers.

Personal Connections and Motivations

Katie Claggett brings a personal dimension to the conversation, sharing her background and motivations:

• Professional and Personal Ties: Katie, originally from Colorado Springs and now based in Kansas City, has a decade-long career in commercial real estate appraisal. Her passion extends beyond her professional role into unconventional small-scale development projects, including renovating historic homes, creating community centers, and activating neglected alleys in Kansas City.

• Heritage and Inspiration: Katie attributes much of her interest in senior housing to her mother, Marianne Claggett, who worked extensively with seniors in nursing homes and founded the magazine Creative Forecasting aimed at activity professionals in such settings.

Notable Quote:
"There are a ton of seniors in my neighborhood in Kansas City. So being exposed to so many seniors, it just really makes me want to figure out how to build housing that they could live in."
— Katie Claggett [08:13]

Challenges in Addressing Senior Housing Needs

Abby and Katie delve into the systemic issues that hinder the development of suitable housing for seniors:

• Short-Term Thinking in Development: Katie criticizes the prevailing short-term profit focus in a capitalist society, which overlooks long-term demographic shifts and housing needs.
  Quote:
  "I think we are not as a society, as a culture, in a habit of thinking towards the long term."
  — Katie Claggett [12:09]

• Cost of Accessibility Features: Incorporating accessibility into new constructions, such as single-story designs and wider hallways, often increases costs, deterring developers.

• Market Constraints: High construction costs and limited financial incentives make it challenging for seniors to downsize or retrofit existing homes to meet their needs.

Exploring Solutions and Innovative Models

The conversation transitions to potential solutions and innovative housing models that could alleviate the crisis:

• Infill and Multi-Generational Housing: Katie expresses interest in infill housing that caters to aging in place, highlighting the potential for versatile designs that accommodate various age groups.

• Accessory Dwelling Units (ADUs): Abby shares an example from her neighborhood where a detached garage was transformed into a 900-square-foot starter home, becoming an affordable and accessible option.
  Quote:
  "It's a little dark. But it's your graduation home."
  — Abby Newsham [24:31]

• Cooperative Housing Models: Abby introduces the concept of co-op housing, where seniors can invest a portion of their home equity into a communal living arrangement that offers maintenance-free living and ownership-like benefits without the full financial burden.
  Quote:
  "They would own it, kind of like a land trust, and then they would be guaranteed a percentage return whenever they do happen to sell."
  — Abby Newsham [32:04]

• Golden Girls House: Referencing a model discussed in the article, Abby mentions Monty Anderson's "Golden Girls House," which focuses on creating roommate arrangements for seniors. However, scalability remains a challenge due to high placement costs and the time-intensive process of ensuring suitable matches.

Financial Implications and Equity Challenges

A significant portion of the discussion centers on the financial barriers that prevent seniors from accessing appropriate housing:

• Parked Home Equity: Seniors who own homes but lack liquid assets are forced to spend a substantial portion of their income on housing. The episode notes that "nearly 37% of seniors spend over 30% of their income on housing, even if they own their house outright."

• Impact on Social Services: Selling a home to free up equity can disqualify seniors from receiving essential Medicare and Medicaid benefits, creating a paradox where financial liquidity leads to potential loss of necessary support.

• Deferred Maintenance and Foreclosure Risks: The inability to maintain or afford repairs can lead to dire situations where seniors may be forced to live in unsafe conditions or lose their homes altogether.

Community and Social Considerations

Abby and Katie emphasize the importance of community integration for seniors who choose to age in place:

• Isolation Risks: Particularly in suburban sprawl, where homes are isolated and transportation options are limited, seniors can become socially isolated despite being in their own homes.

• Micro-Communities and Mutual Support: Smaller, accessible homes within walkable neighborhoods can foster stronger community bonds and provide seniors with the social support necessary to maintain their independence and quality of life.

Quote:
"Three in four seniors want to age in place. And aging in place is, from what I can tell, it is the best option for seniors, especially if you're able to add on home care option."
— Katie Claggett [16:22]

Innovative Housing Advocacy and Support

The episode highlights the role of organizations like AARP in advocating for senior-friendly housing:

• Resource Provision: AARP offers a plethora of resources, including guides on building parks and community gardens for all ages, which indirectly support creating environments conducive to aging in place.

• Advocacy and Policy Influence: Through lobbying and advocacy, organizations like AARP can influence policies to make senior-friendly housing more feasible and widespread.

Notable Mention:
"AARP is freaking awesome."
— Katie Claggett [38:25]

Personal Anecdotes and Future Directions

The conversation takes a personal turn as Katie shares her plans to transition into full-time development, inspired by familial ties and personal passion. Both hosts reflect on their own living situations and the desire for adaptable, accessible homes that can serve not just seniors but a broad spectrum of residents.

Quote:
"I want to live in a small house on one plane. Single plane living is really appealing to me always with a tiny little yard, close to neighbors, walkable, with good transportation."
— Katie Claggett [25:27]

Conclusion

The episode concludes with reflections on the incremental nature of responses to the senior housing crisis and the critical importance of adaptable housing solutions. Abby and Katie acknowledge the complexity of the issue, spanning financial, social, and infrastructural dimensions, and underscore the necessity for innovative, community-centered approaches to ensure that Colorado's aging population can live with dignity and accessibility.

Final Thoughts:

• Incremental Progress: While immediate, large-scale solutions may be lacking, ongoing small-scale and community-driven initiatives hold promise.
• Adaptability as a Key: Ensuring that housing can adapt to changing needs over time is crucial in addressing the crisis effectively.

This episode of Upzoned provides a comprehensive exploration of Colorado's senior housing challenges, enriched by personal insights and thoughtful discourse on potential pathways forward. By intertwining data-driven analysis with heartfelt narratives, Abby Newsham and Katie Claggett illuminate the urgent need for sustainable, inclusive housing solutions that cater to all generations.