USDA Rural Development status seen as 'game changer' for Glencoe

Greg Bailey, Gadsden Times
·4 min read

Glencoe officials see acceptance into the U.S. Department of Agriculture’s Rural Development Program as a “game changer” for the city.

It achieved that status effective Oct. 1, at the start of Fiscal Year 2024, and celebrated the milestone with a kickoff and informational luncheon Oct. 18 at the Glencoe Senior Center.

From left, Glencoe City Council member Jeff Little, Mayor Chris Hare, state USDA Director Nivory Gordon Jr., Deputy Director Marsha Johnson and Leah Taylor, the agency's director for single-family housing, are pictured Oct. 18 at a luncheon at the Glencoe Senior Center marking the city's acceptance into the USDA Rural Development Program.
From left, Glencoe City Council member Jeff Little, Mayor Chris Hare, state USDA Director Nivory Gordon Jr., Deputy Director Marsha Johnson and Leah Taylor, the agency's director for single-family housing, are pictured Oct. 18 at a luncheon at the Glencoe Senior Center marking the city's acceptance into the USDA Rural Development Program.

USDA Rural Development offers 70 programs for eligible individuals and businesses, but the presentation’s focus was on housing assistance, which Glencoe officials say can be a means for boosting the city’s population and, by extension, its economic base.

The agency can help qualifying buyers (there are income limits) receive loans to purchase or build homes in qualifying areas with no down payment, affordable fixed-rate financing, possible inclusion of closing costs and repairs, no private mortgage insurance and no prepayment penalties. Loans also are available to repair or upgrade homes.

“Sometimes people get into our homes without any money other than potentially some earnest money, or something like an inspection fee,” said Leah Taylor, USDA’s state director for single-family housing and one of several state and regional agency officials who attended the luncheon.

Taylor said that’s an advantage of a USDA loan compared to conventional financing, and benefits buyers who are able to pay a note, but don’t have any savings for a down payment.

State USDA Director Nivory Gordon Jr. said Rural Development's goal is to bring families to qualifying areas, see them get educated and find jobs, and then have the cycle repeat itself.

“Those are the things we need to see in rural America,” he said. “It’s refreshing to see small communities reach out for better things to help people there.”

Gordon said in his nearly four decades with the agency, he’s seen communities that have lost hope and others that were filled with pride. He said in the faces of those who attended the luncheon, he saw “pride and prosperity, and people willing to move forward to do the things they need to do to make their community better.”

Mayor Chris Hare said Glencoe has faced challenges to its growth and development — its population rose by less than 1% from 1990 to 2000, from 2000 to 2010 and from 2010 to 2020 (5,372 in the ‘20 Census) — and achieving USDA Rural Development status is “a huge deal” toward improving that trend.

“It should have a significant difference in people being able to move in, especially younger couples and people who haven’t had first-time buyer experience,” Hare said. “It will be a different avenue for people coming to Glencoe.”

City Council member Jeff Little said it was “a long and winding road” to qualify for USDA Rural Development. Taylor noted that efforts began a couple of years ago, bogged down, then were revived earlier this year after the agency reopened the qualification process.

“It’s truly a proud day for our city,” Little said. “We’re looking for great things to come.”

Hare said he and council members have, over the past two-and-a-half years, “worked diligently together to lay a strong foundation” that will allow Glencoe to flourish.

He recapped improvements to city park and recreation facilities (revamped tennis courts, new pickleball courts, resurfaced basketball courts, enclosing the playground within the walking track, a pedestrian bridge over Cove Creek, walking track enhancements, paved parking area), upgraded water lines, planned upgrades at the Glencoe High School baseball and softball fields, water line upgrades and plans for a “state of the art” community center.

Asked how he’d sell Glencoe to prospective new residents, he said, “We’re marked the City of Patriotism, but we’re open for business and other things. We have a strong community with a strong presence of younger couples to seniors, whatever it takes to make the city grow.”

Little was more direct: "Glencoe is one of the greatest places in world to live. It has everything in the world to be one of the greatest small cities in the U.S., and what blows my mind is that more people don’t see it like we do.”

He said the city has outstanding education programs at its elementary, middle and high schools, adding, “We’ve got the schools, we’ve got the people, now with the USDA we’ve got the means to do some very positive things for our city.”

Those interested in buying a home in Glencoe can visit https://bit.ly/3Mdmzzo to check their eligibility for USDA loans. Personalized help and application packets can be obtained from the USDA’s Anniston office at 1413-C Hillyer-Robinson Industrial Parkway, 256-835-7821, Ext. 4.

This article originally appeared on The Gadsden Times: Glencoe qualifies for USDA Rural Development status