Neff Avenue Development

Project Goals
Roughly 8.26 City-owned acres by A Dream Come True playground will become new affordable housing for the City of Harrisonburg. With the Neff Avenue Development, the City aims to support local families, workers, and seniors with new high-quality, well-managed affordable housing that respects the character and needs of the surrounding area.

Stay Informed
The City is committed to keeping the community informed as planning moves forward. Project updates, news, and announcements will be posted on this webpage. 

• Sign up to receive updates on the Neff Avenue Development Project.
• Questions may be emailed to the City's Housing Coordinator, Liz Webb, at Liz.Webb@HarrisonburgVA.gov.

Past Timeline and Background Information

• City of Harrisonburg Comprehensive Housing Assessment and Market Study, Jan. 2021
  Recommended using City-owned property for affordable housing
• Neff Avenue & Central Avenue Affordable Housing Development Site Analysis, June 2023
  Assessed site development feasibility and options. Neff Avenue’s size and proximity to schools, transit, parks and shopping make it a strong candidate for affordable rental housing
• Council Presentation: Affordable Housing Development Site Analysis - Central & Neff, Feb 2024
  Development scenarios for two sites
• Council Presentation: Affordable Housing and City-Owned Properties - Process, Aug. 2024
  City surplus property disposition strategy and next steps for Neff Ave site
• Neff Avenue Affordable Housing Development Opportunity, July 2025
  Sought proposals from qualified developers with successful track records in affordable multifamily housing to design, build, own, and operate high quality rental housing with long-term affordability at the Neff Avenue site.
• Council Presentation: Neff Avenue Development Update, November 2025
  Introduced selected development partner Pennrose, a national development company with decades of affordable housing experience.
  • Presentation Slides
• Council Public Hearing: Neff Avenue Development Agreement, August 2026
  City Council approved a contract with selected development partner Pennrose. The terms specify property conveyance at zero cost in exchange for long-term affordable housing for households with limited income.

Frequently Asked Questions

How much housing will this project create? 
The actual unit count will be fine tuned as plans for the site evolve. The maximum number of units is 220.

What is considered 'affordable housing'?
This project will define affordable based on standards from U.S. Department of Housing and Urban Development (HUD). HUD considers thirty percent of gross monthly income to be affordable. The project will have maximum rents that are based on HUD income limits. 

Is this Section 8 housing?
No. In the Section 8 program, renters pay an amount that is directly based on their income, and the rest is subsidized. For Neff Avenue, only households at or below certain income brackets will be eligible to rent, and those rents will be set based on the income limits.

Coming Up
City Council approved the Development Agreement between Pennrose and the City of Harrisonburg on August 11, 2026. Next steps in this process include more planning for the project, public engagement, land use considerations, site design, and technical reviews. The City will work with Pennrose to coordinate community meetings and other ways for residents to share input.