Frequently Asked Questions & Info

First, some bacics on TPP and the CLT Model.

Turning Point Program (TPP) uses the Community Land Trust (CLT) model to create and preserve affordable homeownership opportunities. TPP is a non-profit organization that started in 2017. We provide opportunities for low and moderate-income households through grant housing, affordable rental, and to buy their first home at a significantly reduced price. In exchange, homeowners agree that if they sell, they will sell to another low to moderate income household at an affordable price.

To ensure the permanent affordability of Breath of Life Homeownership, TPP utilizes the Community Land Trust (CLT) model of homeownership (visit https://groundedsolutions.org/strengthening-neighborhoods/community-land-trusts). In this model, TPP’s non-profit CLT retains ownership of the land under the home and the qualified homebuyer purchases the home on top of the land. TPP then transfers all rights and responsibilities of the land to the homeowner in exchange for agreeing to ensure the home remains affordable to low and moderate income home buyers in the future. This model of homeownership has been used for over 65 years across the United States, and now the world, to ensure that there will always be affordable homeownership opportunities available for low and moderate income homebuyers.

What are the current purchases prices for the first phase of homes being released in Fall 2024?

Hideaway Studio / 1 bath / ADA Accessible $125,000*
Bungalow 1 Bedrooms / 1 Bath / ADA Accessible $145,000*
Cottage 2 Bedrooms / 1.5 Bath $175,000*
Villa 2 Master Bedrooms / 2.5 Bath $210,000*

*Purchase prices apply to phase 1. Future phases are not yet available.

How is the purchase price determined?

TPP has secured substantial grant funds to make these homes affordable. The sales price of the homes at Breath of Life Medford does NOT reflect the property’s true market value, or its construction cost. Depending on many factors, TPP sales prices are typically between 65%-80% of the appraised value of the land and house together.

What are the required qualifications?

The home buyer must be a first-time buyer (not owned a home in the last three years)
The home buyer must be income-qualified at the time of purchase
The home buyer must live in the home as their primary residence
If Homeowner decides to sell their home in the future, they must agree to ensure the home remains affordable to low and moderate-income home buyers. (Equity Share Model)

Who qualifies to buy a home in Breath of Life Medford?

Any person or family under the Maximum Household Income below.
Breath of Life’s policy prioritizes qualified survivors of the 2020 Almeda Wildfire, families that have experienced trauma, and families living with disability.
Once homes become available in each phase, TPP will release the homes first to the waiting list.

What are the Maximum Household Income limits?

Total household income, regardless of who is on the mortgage, must be at or below 80% of the area median income adjusted for household size only at the time of purchase.
The area median income is the midpoint amount where half of Jackson County households earn more and half of households earn less.
Current maximum household income limits for Breath of Life Medford are listed below:

How does a homebuyer get information, or make a reservation for a home?

Interested homebuyers can fill out a request for information form at www.breathoflifecommunity.com to be added to the interest list.
To make a reservation contact info@breathoflifecommunity.com

or the Listing Agent Kari Miller at karimiller@windermere.com or (541) 941-0033

When will homes be available at Breath of Life Medford?

Breath of Life Medford is a multi-phase development. The first phase was released for reservation in March 2025 with completion estimated for Fall 2025. TPP anticipates all future phases will be released in 2025 and all will be completed by fall 2026.

What loans are available to purchase a home at Breath of Life Medford?

When buying a home in a Community Land Trust (CLT) like Breath of Life Medford, homebuyers must qualify for a fixed rate mortgage of 30 years from a pre-approved Lender or the OHCS Flex Lending Programs. To ensure a smooth purchasing process for the home buyer, Turning Point Program requires buyers work with a preferred lender, see BoLM approved Lender list. Though,
Buyers are not able to use most conventional, Freddie Mac, FHA & VA loans.
The new OHCS FirstHome Program offers 100% financing and forgivable Down Payment Assistance (DPA)! ** This is typically the best loan program to ask about

Do Homeowners pay property tax, and if so will they be low?

Breath of Life homeowners will not pay property taxes on the land, only the house itself.
This significantly lowers your property taxes, and still provides a tax depreciation to write-off!

Are there any additional fees that a Homeowner at Breath of Life Medford needs to pay?

Breath of Life Medford homeowners pay a monthly land lease fee of $300 per month
The Ground Lease includes all utilities, exterior maintenance & reserves.
Land lease is adjusted annually to match inflation but by no more than 3%.
All rules and fees typically associated with a homeowner’s association (HOA) are included in the ground lease.
The community rules are intended to ensure that all homeowners can enjoy their home peacefully and keep the community looking nice. A copy of the Covenants Restrictions and Regulations (CC&Rs) are available to be reviewed.
This model makes it easy to track bills and keeps them stable for peace of mind.

What does the Ground Lease Fee cover?

ALL Utilities: Power ($100 average allowance per month), high speed fiber internet, water, sewer, storm, garbage. Power is modeled to be “net-zero” per household. Overall usage will be reconciled annually, and if a unit has overage, it will be assessed once per year as of June 1st.
Maintenance of items in the common spaces: The streets, sidewalks, parking areas, common park areas, benches, entry gates, entry signs, street lighting, streetscape landscaping, landscape irrigation in front of the homes and the cost of power usage for all community & street lighting.
All exterior building material replacement: Roofing, Siding, and patios per the reserve budget. Routine general maintenance is the responsibility of the Homeowner.

** Damages beyond normal wear can be assessed to the homeowner.

Each homeowner is responsible for: Maintenance of the interiors and all other maintenance and repairs of their own home.

** Refer to Master Ground Lease for detailed information

What about Real Estate Broker representation?

All of Breath of Life buyers are required to be represented by their own Buyer’s Agent.
There are also bilingual and multi-cultural Brokers that are familiar with Breath of Life.

Where can I find more information about the homes?