On April 15, 2026, Mayor Kenny Alexander told more than 1,200 business and civic leaders that Norfolk is moving forward. He highlighted 11,000 building permits in 2025, $89 million for housing programs, and “hundreds of new mixed-income homes” at the St. Paul’s redevelopment site, now called Kindred.
The numbers are real.
But they are presented in a way that leaves out important details for the working families, disabled residents, and longtime renters who are trying to stay in Norfolk.
Attacking public figures is not my intention.
Understanding how city development works: public money and public land often ending up benefiting developers and contractors, while many original residents face higher costs or having to move is.
What the Speech Got Right
The mayor’s main points check out when you look at the city’s own records.
- Norfolk did issue about 11,000 building permits last year when you include all types — electrical, plumbing, repairs, zoning, and new construction.
- The $89 million figure comes from the city’s capital budget, federal grants, and reserves set aside for housing and eviction prevention.
- At the Kindred site (formerly Tidewater Gardens), the Kinship at Kindred phase is on track to open 191 new units by late 2026. The full project aims for about 714 mixed-income homes.
These projects create construction jobs and add apartments to the tax base.
Local business groups supported the speech for good reason.
What the Numbers Really Mean
The way the numbers are presented can be misleading.
The 11,000 permits sound like a huge building boom.
In truth, most are for repairs, renovations, and small fixes — not brand-new homes. The number of new housing units permitted each year is still only in the low hundreds.
That is not enough to keep up with the city’s needs or to make rents affordable for most families.
The $89 million sounds like a big new investment.
But the city’s official FY2026 Capital Improvement Budget shows only about $7.6 million in new direct city money for housing production this year.
The rest is money that was already planned or comes from federal grants and existing reserves.
And the “hundreds of new mixed-income homes” at Kindred include replacement units for families who already lived there.
Some original residents have returned (NRHA reports show more than 100 families back so far), but many others have not.
In earlier Norfolk redevelopment projects, return rates for displaced public-housing tenants were often low.
The city calls this “mixed-income.”
Many renters simply call it moving out so higher-income people can move in.
Cui Bono? Who Benefits?
Public campaign finance records show a clear connection.
Mayor Alexander’s committee has received tens of thousands of dollars from companies that work on these very projects (data from the Virginia Public Access Project):
- Breeden Companies — more than $20,000 — and they are a direct partner on the Kindred redevelopment.
- Kotarides Developers, SB Ballard Construction, and Franklin Johnston Group have also given significant amounts over the years.
These donations are legal and reported.
The companies get contracts, land deals, tax credits, and ongoing management fees.
The city gets new buildings and positive headlines.
The cost is paid by taxpayers — and by residents who are displaced or priced out.
What the Speech Did Not Mention
The speech focused on the good news and left out some hard realities that affect daily life in Norfolk:
- Population decline: The city has lost about 4 percent of its residents since 2020. People are leaving. “Growth” here means more economic activity and new buildings — not more families staying in Norfolk.
- Affordability crisis: There is still a shortage of roughly 6,000 affordable rental units. One in three households spends more than 30 percent of its income on housing.
- Flooding and sea-level rise: Norfolk is one of the most flood-prone cities in the country. The latest coastal storm protection plan costs $6.1 billion total, with the city’s share over $2 billion. That money will eventually come from the same taxpayers who are helping fund developer projects.
These issues do not get ribbon-cuttings, so they rarely make the big speeches.
What You Can Do
The State of the City speech was a sales pitch for the business community. It was never meant to be a full picture of life in Norfolk.
If you are a renter, a homeowner on a fixed income, or someone who wants to stay in your neighborhood, here are some practical steps:
Need help right now?
- Eviction prevention or rental assistance: Call 757-664-6363 or email evictionprevention@norfolk.gov
- Landlord-tenant legal advice: Virginia Legal Aid Society hotline at 1-866-534-5243
Track what’s happening in your city
- Check building permits yourself at data.norfolk.gov (search “Permits” and filter for new construction versus repairs).
- Look at the city’s capital budget documents to see where your tax dollars actually go.
Ask questions at public meetings
NRHA board meetings and City Council housing committee sessions are open to the public.
You can ask:
- How many original St. Paul’s residents have moved back into the new Kindred units?
- What are the actual return rates for displaced families?
The system works the way it is designed to work.
Public money flows toward private contracts and new development.
Whether it also works for the people who have lived here the longest depends on whether enough residents show up, ask questions, and demand clear answers on who actually benefits and who gets left behind.
Share the facts.
Keep the receipts.
And when the next speech comes, remember there are two versions of Norfolk — the one on stage and the one people actually live in.
gnosisunderfire.com — clear information for people who live here
-BU