irs program accomplishments · form 990 part iii · fy2024
What they reported doing
- #1 primary $1.66MREAL ESTATE DEVELOPMENT/PROPERTY MANAGEMENT - TO PROVIDE SAFE AND AFFORDABLE HOUSING FOR UNDERSERVED LOW-INCOME POPULATIONS IN OUR COMMUNITY THROUGH DEVELOPMENT AND MANAGEMENT OF THOSE UNITS AND TO CULTIVATE PARTNERSHIPS TO EFFECT COMMUNITY REVITALIZATION.
- #2 $1.89MHOME OWNERSHIP SERVICES - TO PROVIDE FUNDING TO QUALIFIED INDIVIDUALS WHOSE INDEPENDENCE AND QUALITY OF LIFE DEPENDS HEAVILY UPON REPAIRS OR IMPROVEMENTS TO THEIR HOMES.
named programs · 11 · from sources
What they call their work
Community Residences (CR)
Provides 24/7 supportive housing for individuals with severe mental illness, offering skill-building, recovery support, and community integration in licensed residential settings.
Creating Housing Options - Owner-occupied Residential Rehabilitation
Offers grants to low-income homeowners in Steuben, Schuyler, and Chemung Counties for health, safety, and structural repairs, including roofing, plumbing, electrical, and accessibility modifications.
Crime Victim Advocacy
Offers crisis counseling, court accompaniment, social service referrals, and assistance with compensation claims for crime victims navigating the justice system.
Delinquency and Foreclosure Counseling
Assists homeowners facing mortgage default by reviewing financial status, identifying predatory lending, and developing resolution plans to avoid foreclosure.
Family Self-Sufficiency (FSS)
Hud-voluntary program that helps Section 8 participants achieve financial independence through goal planning and an escrow incentive account funded by rent increases tied to earned income.
Homebuyer Education
Provides education through eHome America on homebuying processes, credit management, mortgage shopping, and avoiding predatory lending, preparing individuals for successful homeownership.
Post-Purchase Counseling
Supports new homeowners with ongoing budgeting, maintenance, energy efficiency, and mortgage management to prevent delinquency.
Pre-Purchase / Credit Counseling
Hud-approved counseling to help renters transition to homeownership, covering budgeting, credit issues, home maintenance, and mortgage processes.
Residents in Transitional Environments (RITE)
Offers semi-independent living in apartments with regular staff support for individuals with severe mental illness in Steuben County.
Section 8 Rental Assistance
Provides rental subsidies to very low- and low-income households in Chemung, Schuyler, and Steuben Counties, making decent, safe, and sanitary housing affordable. Payments are made directly to landlords on behalf of qualified tenants.
Supportive Housing (SH)
Provides low-intensity, intermittent home visits by behavioral health staff to support mental health clients living independently.
activities · 9 groups
What they do
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First-Time Homebuyer Support Services 2 activities
- Family Self-Sufficiency program with escrow incentivesAdministers the Family Self-Sufficiency program, which includes an escrow account system that accrues funds tied to participants’ increases in earned income, with disbursement upon successful completion of program requirements to promote long-term housing stability and economic independence.
- Housing counseling and assistance for renters and homebuyersProvides direct assistance to renters and homebuyers to promote housing security and stability, including guidance on tenancy rights, homeownership readiness, and access to financial resources.
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Facility Accessibility Improvements 1 activity
- Accessibility-focused housing accommodationsProvides specialized accessible housing units, including 57 visitable apartments, 6 mobility-assistive units, and 3 fully adapted units for individuals with hearing and visual impairments at the Stately Apartments development.
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Pro Bono Legal Representation and Support 1 activity
- Crime victim support and justice system navigationOffers crisis counseling, social service referrals, court transportation, compensation application assistance, and legal advocacy to crime victims, helping them navigate the criminal justice system and reduce trauma.
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Affordable Housing Development and Management 1 activity
- Development and rehabilitation of affordable housing unitsDevelops, rehabilitates, and manages safe and affordable housing units for low-income populations, including combined-use residential and retail spaces in downtown areas to support community revitalization. Projects include the rehabilitation of four buildings in Historic Downtown Elmira, providing a total of 41 units, and development of inclusive housing properties across the region.
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Domestic Violence Survivor Support Services 1 activity
- Domestic violence shelter and survivor support servicesOperates a secure temporary shelter and provides transitional housing, relocation support, legal advocacy, crisis counseling, and 24-hour hotline access for domestic violence survivors and their children. Serves over 500 victims annually through The Net Domestic Violence Services program, offering support groups, court accompaniment, and assistance with compensation applications.
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Home Repair Assistance for Low-Income Households 1 activity
- Home repair and improvement assistance for homeownersProvides funding and direct support for health, safety, and structural repairs to homes, including administering the New York Resilient and Ready Home Repair Program for flood-affected homeowners in Steuben and Allegany Counties; has completed repairs on over 1,200 homes across Steuben, Schuyler, and Chemung Counties.
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Section 8 Housing Voucher Administration 1 activity
- Rental assistance and housing choice voucher programsProvides rental assistance to very low- and low-income households through direct payments to landlords and project-based subsidies at ten designated properties in Chemung, Schuyler, and Steuben Counties. Administers the Section 8 Housing Choice Voucher Program, though waiting lists are currently closed as of May 1, 2026.
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Residential Support for Developmental Disabilities 1 activity
- Supportive housing and behavioral health servicesOperates residential behavioral health services with nearly 250 service beds and 42 OMH-licensed apartment beds across Allegany, Livingston, and Steuben Counties, supporting independent living for individuals with mental health needs.
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Free Tax Preparation Services 1 activity
- Tax service information accessProvides access to information about free and low-cost tax preparation services for residents in the Southern Tier region of New York.
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financials · form 990 · fy2024
revenue
Total revenue$16.88M
Contributions & grants$7.61M45%
Program service revenue$8.14M48%
Investment income$130K1%
Other revenue$1.00M
expenses
Total expenses$14.87M
Program expenses88%
Admin / overhead12%
Fundraising0%
Salaries & benefits$7.09M
Grants paid out$0
Largest expense lineCompensation
balance sheet
Total assets$16.20M
Cash$511K
Investments$1.86M
Liabilities$5.03M
Net assets$11.17M
Liquid reserves1.9 mo
5 years on record · 2020–2024 · YoY revenue +24.7%
leadership · form 990 part vii · fy2024
Who runs it
paid leadership · 3
| Name | Title | Hours/wk | Compensation |
|---|---|---|---|
| SUSAN BULL | CEO | 39 | $179K |
| MEGAN PIPER | CFO | 39 | $130K |
| MARY COSTELLO | CHIEF HR OFFICER | 39 | $121K |
board members · 14
- CHRISTINA MOYER — BOARD SECRETARY
- GLENN PARSONS — BOARD MEMBER
- JESSICA NICHOLS — BOARD TREASURER
- JOSH ABEL — BOARD MEMBER
- KEVIN KONOPSKI — BOARD CHAIR
- KYLE BRAUTIGAN — BOARD MEMBER
- LISA BAKER — BOARD MEMBER
- MARCHE BROWN — BOARD MEMBER
- MARTIN CASTELLANA — BOARD VICE CHAIR
- MICHELE JOHNSON — BOARD MEMBER
- NIKKI DYE — BOARD MEMBER
- SALLY SISSY MADIGAN — BOARD MEMBER
- SCOTT RYAN — BOARD MEMBER
- STEVEN BARNSTEAD — BOARD MEMBER
relationships · 10
Who they work with
- 2-1-1 Helpline - Finger Lakes Region Partner — Partner organization providing connections to tax and other support services in Steuben, Chemung, Allegany, Schuyler and Yates counties.
- Chemung County Land Bank Partner — Collaborates on acquiring and redeveloping vacant or foreclosed properties for productive use in Chemung County.
- Corning Housing Partnership Partner — Engages in a public/private partnership to address diverse housing challenges in Corning.
- Federal agencies Government — Partners with federal agencies to support community revitalization and independent living initiatives.
- HUD Government — Administers the Family Self-Sufficiency program and sets regulatory framework for the Section 8 Housing Choice Voucher Program.
- NYS Division of Housing and Community Renewal Funder — Primary grant funder for Community Revitalization projects combining residential and retail spaces in downtown areas.
- NYS Homes and Community Renewal Government — Provides administrative oversight and compliance requirements for the Section 8 Housing Choice Voucher Program in New York State.
- New York State Crime Victims Board Government — Collaborates to assist crime victims with applying for compensation.
- Steuben County Land Bank Partner — Partners to acquire and redevelop vacant or foreclosed homes for affordable housing in Steuben County.
- eHome America Partner — Partner organization delivering homebuyer education courses in collaboration with Arbor Housing and Development.
strategies · 4
How they approach the work
Named approaches extracted from this org’s sources. Where others share an approach, follow it to see the full set of orgs running it.
- Housing Stability through Choice and Affordabilitymethodology: housing_stability_through_choice_and_affordabilityBy enabling individuals to choose their communities and live within their means, the organization fosters long-term housing stability and independence because autonomy and financial alignment increase tenure and self-reliance.
- Incentivized Self-Sufficiency through Escrow and Case Managementmethodology: incentivized-self-sufficiencyBy combining goal-oriented case management with financial incentives via escrow accounts tied to economic milestones, the organization motivates progress toward self-sufficiency because structured support and tangible rewards reinforce long-term behavioral change.
- Person-Centered Recovery and Tiered Supportmethodology: person-centered_recoveryBy using person-centered, recovery-based approaches and delivering a continuum of care tailored to individual needs, the organization supports clients to live in the least restrictive environments because customized support improves engagement and outcomes.
- Supportive Housing with Behavioral Health and Safety Servicesmethodology: supportive_housing_with_behavioral_health_and_safety_servicesBy integrating residential behavioral health and domestic violence support services, the organization enables individuals to achieve safe, independent living because addressing trauma and mental health is foundational to housing retention.