FORT CAMPBELL, Ky. -- For many years, the Soldiers and Families of Fort Campbell have worked side-by-side with Veterans, retirees and Department of Defense civilians. Many of the Families who reside on the installation already call these people co-workers and friends. With a new tenant plan organized by Campbell Crossing and Lend Lease, a new title may soon apply -- neighbors.
To continue the generation of revenue -- as well as keep up with a newly competitive housing market outside the installation gates -- Campbell Crossing will now offer the option to rent on-post housing to retirees and DOD civilians. This option to house civilians has been in place for quite some time, and is known as the Tenant Waterfall.
"The Tenant Waterfall is an occupancy option agreed to between the Secretary of the Army and their development partners when the projects were started," said Angela Root, director of property management for Campbell Crossing.
Essentially, this move has been enacted to maintain occupancy levels on post.
"We want to occupy as many homes as we can because that means we're taking care of as many Army Families as we can," said Mike Goodwin, project director for Campbell Crossing.
Goodwin explained that the move to privatize installation housing needs meant that the project company borrowed hundreds of millions of dollars for the building and upkeep of housing, community centers and other establishments. This money was borrowed against the military housing allowance -- the company's only source of revenue.
"When we do that, we have an obligation obviously to repay the loan -- just like anybody who borrows money to buy a house," said Goodwin. "It's like a mortgage for us."
Goodwin explained that a tenant waterfall option has been in place for a long time because the Army and the private developers knew there would need to be a contingency available for times when occupancy levels dip below desired levels.
"That is an option that has always been available in case occupancy was not at the levels you wanted it to be," said Goodwin. "We could have engaged this long before now, but we didn't. Our greatest effort was always and will always be to house the active duty Soldiers and Families assigned to Fort Campbell."
The decision to go ahead with the waterfall option comes from what Goodwin describes as a "perfect storm," from the local housing market perspective -- created by an increase in housing allowances paired with a glut of new and affordable houses and apartments off post.
"Higher BAH, higher-quality, affordable housing … even gas prices aren't working our way because it's costing less to commute," he said. "So you throw that together and it becomes a challenge for us. We had a wait list of well over 1,000 Families. We're now down to around 100."
With the option in place, retirees and DOD civilians can now elect to rent homes on the installation and reside within the military community.
"One of the draws is the atmosphere -- the military pride," said Deborah Earnest, leasing manager for Campbell Crossing. "We work together; we're shoulder-to-shoulder each day. It's bringing all of the people together that support each other. The culture and the atmosphere is something that the outside competition cannot match."
Goodwin says that retirees are likely to be attracted to the option because of the ability to live close to the facilities they depend on, such as the Commissary and Blanchfield Army Community Hospital. Additionally, he said, there are the services provided by Campbell Crossing that make living easier.
"I don't want to say it's a carefree life, but it's pretty close," he said. "We mow the yards, we do the maintenance. And it's a more secure environment. This can be described as the ultimate gated community."
"Not only do we do a background check [on tenants], but when they come through the gate, there will be a check there also," said John McGraw, operations director for Campbell Crossing. "It gives you a sense of refreshment knowing that you're in that sort of environment."
Addressing concerns from military Families waiting to be moved into bigger homes, Campbell Crossing associates assured that active duty remains top priority on the tenant waterfall, and that nobody will be skipped in order to house civilian tenants.
"We are definitely working down that move-over waitlist, which is awesome because for many years we were so gridlocked we didn't have the opportunity to offer homes to our current residents," said Earnest.
"What we're finding is that if someone is on a move-over list and hasn't moved, it's probably because there is no availability in the neighborhood that they want," said Goodwin. "I can't think of many instances where we can't meet a move-over need. As priority-one tenants, they'd be prioritized to move there before we rented it to a DOD civilian or retiree."
While the tenant waterfall option is brand new, there has already been one move-in and approximately nine applicants wishing to move into installation housing. Those wishing to find out more about the new program or apply for residency can go online to www.campbellcrossingllc.com. Those with specific questions about the new program are encouraged to call Campbell Crossing at (931) 431-2730.
"We understand that some people may not want to live on post and some might," said Goodwin. "We want them just to know that we are an option and we are here to answer their questions as best we can."
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