We are currently planning to construct 50 units in each of the six phases of the community, for a total of 288 by the community’s completion. Additionally, we are reserving some land for home ownership opportunities.
Pine Oaks Village Harwich will include 1- 2- and 3-bedroom units, offering opportunities for individuals and families. Handicap accessible units will be included.
The long-term vision is that by adding homes that are affordable to Harwich residents, we can keep young families in our communities, allow seniors to age in place, grow and retain a workforce needed to sustain our businesses, and benefit our community as a whole for generations to come.
Occupancy will be restricted to households with incomes below certain levels, tied to set percentages of the Area Medium Income (AMI) as determined by HUD each year. We’re planning that approximately 52% of our apartment homes will be restricted to households in the range of 50% – 60% of AMI. About 14% of the apartments will be available to those who earn much less, and some will be reserved for persons with disabilities. We will also offer 34% of “Workforce” housing, which falls in the range of 60% to 120% of AMI. This represents a significant portion of our municipal employees, healthcare workers, employees of local businesses and others. Please refer to the HUD charts on AMI and rental rates.
Many people cannot afford the high cost to rent or buy on the Cape. As a result, we’re losing essential workers and residents who have grown up and lived here most of their lives.
The Commonwealth of Massachusetts requires 10% Affordable Housing in each town. By this measure, Harwich should be at 612 units (10%), but is currently at 333 units or 5.4%. Pine Oaks Village Homes wants to help the Town of Harwich meet their housing goal, and in doing so help ensure that off-Cape 40B developers don’t take advantage of this opportunity to profit at the expense of sustainable, community-oriented growth.
In the first round of tenant applications, Pine Oaks Village can provide a local preference for up to 70% of all units for individuals and families who live or work in Harwich. Additionally, any families that have students enrolled in the Monomoy School System will likely be eligible.
The Pine Oaks Village Homes board is entirely volunteer, and most members are full-time residents or business owners in Harwich.
As with all three existing Pine Oaks Village locations, there will be on-site management by a professional property management company.
This plan includes ongoing building maintenance, grounds care, and management to uphold the sense of pride in the community and safety for all residents.
Plans include both on-site road parking and parking lots based it on 1.5 cars per unit.
We are conducting a traffic study to predict and mitigate the impact to both Queen Anne Road and Main Street. We anticipate the public entrance and exit to the property will be located on Queen Anne Road, with emergency vehicle access on Main Street. The final determination will be made by the Town of Harwich.
We have already had discussions with Cape Cod Regional Transportation Authority, and they have expressed an interest in a new Flex Bus route that will travel Queen Anne Road.
For the initial rentals, the Local Preference favors families that are already in the Monomoy School System. The expected increase would be minimal. Long term, with enrollment in the Monomoy District declining 5.2% over the past five years, we will help stabilize the enrollment at a healthy level.
We are “Pine Oaks” after all. Our commitment to the residents is that we will make as little disruption to this property as possible and create a community with an abundance of usable green space, trees, and natural surroundings. We will preserve the natural landscape and wetlands on the property. Our wildlife scientists will prepare a wildlife protection plan with clear procedures for the contractors that will be incorporated into the construction documents.
We intend to achieve “Passive House” standards by design. Buildings will be super-insulated, we will not use carbon-based fuels (oil or gas), and heating and cooling will be by high-efficiency electric heat pumps.
The community includes its own wastewater and sewage treatment facility on-site, including nitrogen extraction.
We will have a Community Center with rooms that can be used for family gatherings, green space for picnics and activities, and walking paths. We will also have a full-time Resident Services Coordinator who will coordinate village activities.
Yes, Pine Oaks Village Homes’ mission has always been to supply housing with below market rents.
Construction on Phase A will begin in 2026 at the earliest.
