Skip to the page content
Your donations
Passes our checks

Northern Homes Community Development Corporation

EIN 38-3395829 · Boyne City, MI

Public records show a registered, tax-exempt organization in good standing.

LegitimacyPassesRegistration and standingFinancial healthWeak35 out of 100GovernanceStrong92 out of 100Impact evidenceDescribes programsHow well its results are evidenced

What it says it does

TO CREATE AND PRESERVE QUALITY AFFORDABLE HOUSING OPTIONS FOR NORTHERN MICHIGAN RESIDENTS THROUGH EDUCATION, DEVELOPMENT, AND PARTNERING WITH LOCAL COMMUNITIES.

Income
$963,046
Spending
$871,064
Spent on programs
75%
Reserves
-61.1 months of spending
Largest source of income
fees for its services, 72%
Employees
4
Volunteers
12
Highest pay
$113,171, executive director

Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Financial health

Weak: 35 out of 100. Higher than 7% of charities in its peer group (human services, $250k to $1m).

  • Reserves

    0 of 35

    Spendable reserves are negative: it owes or has committed more than it holds.

  • Debt

    5 of 20

    It owes 57% of what it owns.

  • Living within its means

    15 of 15

    Income exceeded spending by 10% of income.

  • Income trend

    0 of 15

    Income fell 42% on the year before.

  • Spending floor

    15 of 15

    75% of spending went to programs and raising each dollar of donations cost 0 cents.

Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Governance

Strong: 92 out of 100. Higher than 86% of charities in its peer group (human services, $250k to $1m).

  • Independent board

    25 of 25

    8 of 8 voting board members are independent.

  • Conflict of interest policy

    15 of 15

    Has a written conflict of interest policy.

  • Whistleblower policy

    0 of 8

    Reports no written whistleblower policy.

  • Record keeping policy

    7 of 7

    Has a written policy on keeping and destroying records.

  • Board minutes

    5 of 5

    Keeps minutes of board meetings.

  • Board sees the tax return

    10 of 10

    Gave the board a copy of this return before filing it.

  • Pay set independently

    5 of 5

    Sets its chief executive's pay through independent review and comparison.

  • Independent check of accounts

    15 of 15

    Its accounts were audited by an independent accountant.

  • No reported misuse

    10 of 10

    Reports no diversion of assets, excess benefits or loans to insiders.

Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Impact evidence

Describes programs. Its tax return describes what it does but we have found no measurable results in it.

Programs described in its return (3)
  1. $382,400 spent. THE ORGANIZATION MANAGES MULTI AND SINGLE FAMILY AFFORDABLE HOUSING PROJECTS. NORTHERN HOMES CONTINUES TO MANAGE 172 APARTMENTS, AND A COMMUNITY LAND TRUST PROGRAM IN NORTHERN MICHIGAN.
  2. $231,626 spent. SINGLE-FAMILY HOUSING: IN 2024, NORTHERN HOMES COMPLETED THE REHABILITATION AND SALE OF ONE AFFORDABLE HOME IN GAYLORD. THE ORGANIZATION ALSO PURCHASED A HOME IN ALBA FOR REHABILITATION AND ACQUIRED A VACANT LOT IN HARBOR SPRINGS WHERE A NEW AFFORDABLE HOME WILL BE CONSTRUCTED. MULTI-FAMILY HOUSING: NORTHERN HOMES BEGAN REHABILITATION OF 48 BRIDGE STREET, A DUPLEX IN PETOSKEY, AND INITIATED CONSTRUCTION OF THE LOFTS AT LUMBER SQUARE, A 60-UNIT AFFORDABLE HOUSING COMMUNITY IN DOWNTOWN PETOSKEY. IN ADDITION, THE ORGANIZATION SECURED GRANT FUNDING FOR PINEBRIDGE PLACE, A NEW 6-UNIT APARTMENT DEVELOPMENT IN CHARLEVOIX. THESE EFFORTS ADVANCE THE ORGANIZATION'S MISSION TO CREATE AND PRESERVE AFFORDABLE HOUSING OPPORTUNITIES ACROSS NORTHERN MICHIGAN THROUGH BOTH NEW CONSTRUCTION AND REHABILITATION OF EXISTING HOUSING STOCK.
  3. $41,285 spent. THE ORGANIZATION PROVIDES HOMEBUYER EDUCATION AND FINANCIAL COUNSELLING. NORTHERN HOMES PROVIDED EDUCATION AND COUNSELING SERVICES TO OVER 60 HOUSEHOLDS.

Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate

Legitimacy checks

  1. Is it registered with the IRS? Passed.

    Listed in the IRS master file of tax-exempt organizations as a 501(c)(3) charitable organization.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  2. Has the IRS revoked its tax-exempt status? Passed.

    Not on the IRS automatic revocation list.

    Source: Automatic revocation of exemption list, Internal Revenue Service, file dated October 13, 2026.

  3. Are donations tax-deductible? Passed.

    On the IRS list of organizations eligible to receive tax-deductible contributions.

    Source: Publication 78 data: organizations eligible for tax-deductible contributions, Internal Revenue Service, file dated October 13, 2026.

  4. Is it keeping up with its IRS filings? Passed.

    Most recent return on file covers the year ending December 2024.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  5. How long has it been tax-exempt? Passed.

    Recognized by the IRS since December 1998.

    Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.

  6. Is it in good standing with state regulators? Passed.

    Not on California's list of charities barred from soliciting. Other states are not yet checked.

    Source: May Not Operate or Solicit for Charitable Purposes list, California Attorney General, Registry of Charities and Fundraisers, file dated October 21, 2026.

Ratings and checks are our reading of public records, using the published method. They are not a statement about anyone's honesty. If you work for this organization, you can send corrections or results, confirm you want gifts through Veridonate, or ask to be removed from giving.