Podcast 238: How Ponca City Turned Housing Into Economic Development with Lori Henderson

Episode 238 of the Econ Dev Show Podcast is out. Listen now.

In this episode of the Econ Dev Show, Dane Carlson talks with Lori Henderson, executive director of the Ponca City Development Authority, about what economic development looks like in a rural manufacturing community where workforce, housing, childcare, and quality of life are all connected.

Lori explains how Ponca City expanded beyond traditional business retention and expansion to tackle housing and retail. A housing incentive program helped move the community from just a handful of new homes each year to 59 incentivized housing units in two years. The challenge was familiar to many rural communities: builders faced construction costs similar to those in larger nearby markets, but lower selling prices.

They also discuss reviving a closed movie theater, supporting entrepreneurs through flexible workspace and small-business services, and helping young people see careers in their hometown. Ponca City's high-school internship program involves roughly 100 local companies and, in the semester discussed, about 180 students.

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Ten Actionable Takeaways for Economic Developers

1. Treat housing as economic development infrastructure. If employers are expanding but workers cannot find places to live, job growth runs into a housing ceiling. Ponca City added housing to the development authority's responsibilities and began working directly with developers to increase supply.
2. Identify the financial gap keeping builders away. A house can cost roughly the same to build in a rural community as in a larger nearby market and still sell for less. Understand that gap before deciding how to attract housing investment.
3. Build incentives around the developer's actual risk. Determine what keeps a project from working financially. Predictable assistance can help builders move ahead with projects that otherwise would not pencil out.
4. Coordinate incentives across local organizations. In Ponca City, the city handles permitting, vets housing projects, and determines incentives. The development authority contributes additional funding. Give each partner a clear role rather than duplicating the work.
5. Bring existing homes back into use. New construction is only part of the answer. Ponca City also incentivizes rehabilitation of older homes, returning properties to the housing market and utility system.
6. Evaluate quality-of-life projects through a workforce lens. The development authority viewed the closed movie theater as part of the community's ability to attract and retain workers. Consider how entertainment, shopping, schools, and housing affect whether people want to stay.
7. Give your organization room to experiment. Lori describes the authority's ability to take risks the city itself may not be positioned to take. Allow enough flexibility to adjust programs, change course, and try again when an approach falls short.
8. Keep business retention and expansion at the foundation.Before expanding into housing and retail, about 95% of Ponca City's economic development work focused on existing businesses. Look for growth opportunities among the companies already in your community.
9. Start building the workforce pipeline in high school. Ponca City's internship program places juniors and seniors inside local companies. Roughly 100 companies participate, with about 180 students in internships during the semester discussed in the episode.
10. Show young people careers they may not know exist. Ponca City's Girl Power camp introduced eighth-grade girls to fields including welding, and some participants later entered those industries. Give students practical exposure to local work before they decide what is possible for them.

Episode Links

• Ponca City Development Authority