The Return of the Ranch

Much of Anchorage’s original housing stock consisted of ranch homes in Nunaka Valley, Old Turnagain and the ‘pilot’ housing along the original airstrip that we now call the ‘Park Strip’.  The Nunaka Valley homes were small square footage, many with just two bedrooms and few, if any garages. In Turnagain, the lots were larger and accommodated three bedrooms and garages.  Many of the pilot cottages were small in square footage but some of the lots lent them to basements with window wells.  I have used past tense to describe these homes but even today many of them have been remodeled and enlarged and are in even more convenient locations than when they were originally built.  

Boomers, younger and older, have made up the largest of the generation of home buyers at 39%.  Born after World War II, the baby boomers have dictated the housing life style for over fifty decades from the slit entry ‘breeder box’ to the two-story home of the 80’s with the triple car garage to the million dollar plus McMansions on the hillside, some as large as 10,000 square feet. And, now, there is the RETURN of the RANCH as more and more of them reach retirement age. Whether its Arizona, Hawaii or the Mat-Su Valley, the majority of them a bad knee or hip or simply tired of the stairs are searching for a ranch home, or at least one with a first floor master.

In 2022, Anchorage had 2,856 residential sales of which 522 were ranches or 18.27% of all closed transactions. But in the Valley the number jumped to 818 ranches or 38.7%  of all sales.  So why are our aging boomers moving to the Valley?  Once again, the answer is the land. The Mat-Su Borough has 25,258 square miles; Anchorage has 1,961 square miles.  More land means lots can be larger and wider and can accommodate the suburban style ranch which is usually 1,800 square feet with three bedrooms, two baths and a triple car garage for all the boomer’s recreational equipment and thirty plus years of mementos.  Most boomers who have invested wisely can afford to live anywhere. Many would prefer to remain in Anchorage—close to friends, grand kids, and their favorite restaurants and grocery stores.  However, they are constrained by lot widths and the higher than average cost per square foot for ranch homes due to larger foundations, excavation and roofing costs which can be multiplied by two for a second story.  An 1,800 square foot ranch with a triple car garage and room for an RV whether inside or outside requires a minimum of a 70 foot wide lot. That’s hard to find in a suburban location. And if you do, it is most likely going to be in the high $800,000 plus range. That same ranch on an acre land can be purchased for less than $600,000 in Palmer or Wasilla.  Semi-retired or retired boomers can manage the 45 minute drive on a good day back to Anchorage a few times per week.  As we all know when on the Glenn, over 60,000 cars pass under the Muldoon Overpass leaving Anchorage on a daily basis.  

The MOA has a severe housing shortage which stems in part by its land constraints but also its over regulation created by Title 21 rewrite adopted some eight years ago. One significant restraint for more ranch homes to be built is the maximum 40% lot coverage ratio required in the residential zone. What’s wrong with a 50% coverage or even 60% if it enables more ranch homes to be built on smaller lots? Many aging boomers with bad knees who are living here only when the summer sun shines would be more than happy to give up some of their lawn for a third bedroom, office or triple car garage. 

Anchorage needs to wake up to their 5,000 population loss to the Valley which will only continue without changes to our zoning. That first change should be greater lot coverage ratios for ranches to 50% and while we’re at it a 50% increase for a two-story home which is now only at 30% so that Generations X, Y, Z don’t also exit to the valley.