About the development

The Eastmoor neighborhood near Moorhead was a historically underserved community facing decades of disinvestment and predatory development practices, with many residents living in severely deteriorated homes. In 2016, Delta Design Build Workshop (Delta DB) and Hope Enterprise Corporation (HOPE) began collaborating with the Eastmoor Residents’ Association to address these challenges.

The project combined home rehabilitation, new construction, and neighborhood-scale improvements. In total, 26 homes were rehabilitated, and 14 severely deteriorated homes were replaced with new homes. The replacement homes exceed typical energy efficiency standards in the region and were designed in consultation with residents to blend with the neighborhood’s architectural character and maintain features like front yard setbacks and rooflines.

The project also included construction of a neighborhood playground and ongoing community engagement and resident leadership throughout its duration. Infrastructure improvements such as storm drainage and sanitary sewer repairs were coordinated in partnership with local government, building on earlier advocacy efforts.

The total project cost was approximately $5 million (excluding infrastructure), with over 95% spent directly on home construction and repair. Funding came from a Goldman Sachs grant, Mississippi Home Corporation HOME funds, Federal Home Loan Bank SNAP and HELP programs, a grant from the Robert Wood Johnson Foundation, and private donations.

Contributors to success in the development

• Centering resident engagement and leadership: Delta DB and HOPE worked closely with the Eastmoor Residents’ Association, ensuring that residents were central to planning and decision-making. This collaborative approach fostered trust and ensured that new and rehabilitated homes met the needs and design preferences of residents.
• Cost-conscious design and construction practices: To limit costs and ensure homes remained affordable to households earning below 80% AMI, Delta DB applied strategies such as simplifying floor plans to streamline framing the walls, centralizing building systems to reduce material and labor costs, and efficiently organizing space. Community input shaped the design, including aesthetic preferences and energy efficiency goals.
• Sustainability and energy efficiency: New and rehabilitated homes incorporated upgraded insulation, energy-efficient materials, and improved construction practices aimed at reducing air infiltration. Pre- and post-rehabilitation blower door testing showed significant improvement, with potential average monthly utility savings of $116.97 per home—a critical reduction for low-income households.
• Neighborhood-scale investments: Beyond individual homes, the project improved the neighborhood as a whole, integrating new homes into the existing streetscape and providing shared amenities such as the playground. The infill nature of the development made use of existing infrastructure and services, a more sustainable approach than developing on previously undeveloped land. Residents have also reported improved health, both mental and physical, as an outcome of the home improvements.

Key lessons for other developers

• Engage residents early and often: The success of Eastmoor demonstrates the value of deep resident engagement. Supporting resident leadership from project initiation throughout every phase not only ensures that housing meets their needs, but also builds trust and community buy-in—essential elements in neighborhoods that have experienced disinvestment.
• Weigh upfront versus ongoing cost implications: Carefully considering design decisions can allow for a nuanced approach to driving down construction costs while still achieving desired goals such as driving down utility cost burdens, improving occupant health, and responding to residents’ needs and aspirations. Developers and architects achieved this in Eastmoor through understanding solar heat gain on each site and using radiant barrier sheathing and insulation strategically, addressing indoor air quality through material specifications, and measuring actual client furniture to ensure the right size rooms. These modest strategies allowed Eastmoor’s homes to remain affordable without compromising top priority goals.
• Invest at both the home and neighborhood level: Improving housing in isolation may not be sufficient for long-term neighborhood revitalization. The Eastmoor project paired home improvements with neighborhood-scale enhancements like a new playground, tree preservation and planting, and advocacy for infrastructure repairs—all contributing to quality of life and long-term sustainability.

More information on Eastmoor and Delta DB’s guidance for rural housing development can be found on Delta DB’s website.