Fourplex detachment popularity rises in the Mat-Su for better or worse

Detached multi-family residences have been popping up all around the Mat-Su Valley the past several years, and with the growing pains stemming from any new thing, controversy has ensued.

These multi residences, most of which are built by Byler Contracting, consist of two or four small homes located on a lot. In many cases, such as in the Fishhook and Knik-Goose Bay Road areas, each group of four is a segment connected to a larger honeycomb of other multi-family lots all built next to each other like a small community. A prospective buyer comes along and purchases the package deal, and then may or may not live in the owner house while renting the remaining accommodations out.

Some major concerns among members of the public seem to be the lack of regulation and zoning by the Mat-Su Borough, the possible future rise in crime due to the increase of a concentrated population in one small area, and the decrease in property value of the single-family homes located near these new neighborhoods.

Ann Riggs, a realtor for Keller Williams, worries about the issue of construction quality and mass production in these rental properties.

“What happens when you can’t rent those out? What happens when the market becomes saturated and they can’t screen people who live in that area very well,” said Riggs, who felt that the cheapness of the residences would cause them to deteriorate quickly leading to lower prices and possible crime spikes.

In terms of over-production, fourplex owner Luke Denbleyker agrees. Denbleyker, owner of the Reuben Haus in Palmer, has been living with his family in the Byler-built neighborhood at the end of Fishhook for the past two-and-a-half years. He feels that for the sake of competition, the building pace needs to slow down.

“I think that the market is probably a little bit flooded with them and so I would love to see a decrease in the amount of them being built,” he said.

For Denbleyker, the rent he receives completely pays his mortgage and he feels good about his decision to move into the fourplex area, but he does stay aware of the kinds of people who live into both his rentals as well as the houses nearby.

“As an owner occupy I make sure I pick and meet all of my renters and have them fill out pretty extensive applications and everything, but you’re also living in close proximity to other people who may not be as picky or may use agencies to do their rentals,” he said.

Some property owners worry that the unsightly nature of the multi-family residences will decrease the property value of their own house. Buyers who are looking in rural areas might be deterred by the nearby concentrated living conditions.

“When someone first glances at it they’re like, ‘Oh my gosh I don't want to be next to that stuff. I came out here for peace and quiet,’” said Riggs.

In response to this concern, several years ago the borough did a study of 30 homes in the span of a year, according to chief appraiser Art Godin.

“We looked at all the properties. The houses sold that were adjacent to a multi-family property, and looking at how we had them assessed versus how they sold there was no identifiable decrease in value.” Godin said.

However, the emotional impact on the single-family homeowners already living in the area is still a reality. People who have been accustomed to living near a wooded vacant lot can become upset when at area is bought and cleared, according to Godin.

Blake Elder, an RMG agent for the Valley, feels that the focus should be less on the contractors building the residences, and more on the lack of planning by the borough. However, the ball is beginning to roll in some of these areas.

At the Sept. 4 Mat-Su Borough Assembly, an ordinance was adopted to require permitting for any contractor wishing to construct more than a house and mother in law apartment on a property.

“It’s a fairly simple permit. It’s required by law to be processed within 15 days of us receiving a complete application, and it looks at things such as impact on water quality, drainage, looks at access egress, there’s landscaping requirements, parking requirements, basic restrictions,” said Alex Strawn, development services manager for the Mat-Su Borough.

Godin did explain that these popup subdivisions are not a new phenomenon. Back in 2004 and 2005, Byler Contracting built on a 20-acre lot off of Spruce Avenue in Wasilla. The houses still exist, and so far are still in good condition, according to Godin. For Elder, the detached housing is a trend that people will become accustomed to with time.

“I think a lot of good has been brought to the Valley by those because of the amount of jobs it provided, the amount of materials that were purchased, the amount of good housing that it provides for tenants,” Elder said.