This paper reviews the suitability of Wareham, Massachusetts for development of a Serenity

Village community. The review focuses on demographics, economic indicators, infrastructure,

housing demand, and regulatory context, with an emphasis on objective conditions that may

support or limit the feasibility of an affordable housing project without reliance on federal funding.

1. Demographic and Population Profile

● Total Population: ~23,200 (2023 estimate)

● Projected Growth: Minimal; ~23,278 by 2025

○ Two or more races: ~6.8%

○ Other (including Hispanic, Asian, Black): ~12%

2. Economic Indicators

● Labor Force Participation (Age 16+): ~58.6%

● Employment Rate in Wareham Center: ~91.9%

○ Healthcare and Social Assistance: 17.3%

○ Manufacturing: 8.4%

○ Professional Services: 5.5%

Implication: Wareham’s employment base includes a mix of service, retail, and skilled labor

sectors. It is not a high-wage economy, but has a functioning job base suitable for workforce

housing.

● Bachelor’s Degree or Higher: 27.8%

Implication: Education levels are consistent with regional norms for working-class and aging

populations. No immediate barriers to entry for adult workforce participation.

4. Housing Availability and Affordability

● Total Housing Units: ~13,072

● Median Home Value: ~$398,000

○ Deed-Restricted Low-Income Units: 204

● Reported Waitlist: ~400 applicants (as of late 2023)

● Active Planning: The Wareham Affordable Housing Trust has issued a Notice of Funding

Availability (NOFA) for FY2024, offering $137,000 to support new or preserved affordable

units.

Implication: The waitlist and unit count confirm local demand for affordable housing. The limited

5. Childcare Access and Demand

Implication: Childcare demand appears moderate, and while the population is older, families with

some unmet need but should be scaled accordingly.

6. Site Conditions and Infrastructure

● Potential Site: Former John W. Decas Elementary School

● Parcel Size: ~20–25 acres

● Building Size: 50,000–100,000 sq ft (vacant since 2022)

● Utilities: Municipal water and sewer in place

● Zoning and Ownership: Public property; currently under reuse evaluation by local

Implication: The parcel is service-ready with core infrastructure in place. Potential exists for

● Board Composition: Five members (4 elected locally, 1 state-appointed)

● Audit History: A 2015 state audit identified administrative lapses, since addressed

through leadership changes and policy updates.

● Federal Funds and BABA Compliance: The WHA does utilize federal assistance for some

projects, which may trigger Build America, Buy America Act (BABA) requirements.

However, if the Serenity Village development avoids federal funds, BABA compliance

would not apply.

BABA requirements are to be avoided.

8. Proximity and Transportation

○ New Bedford: ~18 miles west

○ Boston: ~55 miles north

Summary Evaluation

● 02538 (East Wareham)

● 02576 (West Wareham) Zip Code

These figures represent the estimated gross rents (including utilities) for standard-quality rental