City leaders in West Plains say housing remains one of the community’s most urgent needs—and finding available land within city limits to build on has become increasingly difficult. While the city currently lacks formal waiver incentives to encourage new housing construction, one recent project could pave the way for change. The Garner Villas, also known as the Garner Family Housing Project, is an affordable housing complex designed to help address the city’s ongoing shortage. The development, built by Springfield-based Housing Plus LLC, includes one completed phase, another underway, and a third planned for the future. Both current phases have received support from a Low-Income Housing Tax Credit through the Missouri Housing Development Commission, worth up to $50,000. This year, developers applying for the tax credit can earn additional points if their cities waive fees for storm water, building permits, and other expenses. While West Plains does not yet offer those waivers, the South 160 Community Improvement District (CID) has stepped in to help—covering those costs on behalf of the developer. This allows the city to retain the equivalent revenue while ensuring the project benefits from reduced upfront costs. City officials say the arrangement works well for this development, but they hope to revisit the city’s incentive policies to make it easier for other projects to move forward. Phase two of the Garner Villas is expected to be completed next year, alongside a sidewalk project connecting the neighborhood to nearby retail centers.
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