Door County Housing Partnership Inc

Nonprofit profile at a glance

EIN
833296806
IRS 990 coverage
2024–2025
Forms available
Form 990 2025, Form 990-EZ 2023, Form 990-N 2020
Location
Baileys Harbor, WI, USA
Phone
9204215090
Rating
71
Verdict
SUPPORTED
Rating confidence
Moderate
Sector
Housing Development, Construction, Management

Reported finances

Revenue
$409,541
Expenses
$150,085
Assets
$587,780
Liabilities
$8,550

Source: IRS Form 990. Selected filing: tax year 2025. Amounts in USD.

Leadership & pay

11 people listed

Executive titles in this filing

  • Scott Bader (Board President)
  • James Honig (Board Past President)

People named in this filing

  • Scott Bader (Board President)
  • Mike Fordney (Board Treasurer)
  • Sam Nelson (Board Secretary)

Selected names, not a complete roster or a statement of current roles. Open leadership details for the complete filed list.

Source: IRS Form 990. Selected filing: tax year 2025. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

The Door County Housing Partnership is creating a stable supply of permanently affordable housing for year-round residents to maintain the character, vibrancy, and diversity of the Door County community. Door County has an affordable housing challenge. Our work helps bridge the gap between a market priced home and home ownership for working families as well as keep those homes permanently affordable.

What it reported doing in 2025

Community Land Trust Accomplishments: For too many working residents of Door County, finding a home is a challenge. Traditionally a popular tourist destination and second-home market, Door County offers our working families what are sometimes unsurmountable obstacles to home ownership. Year-round residents have had to compete with second-home seekers for housing. Local businesses have struggled to find seasonal help due to a shortage of short-term rental options. In more recent years, increased job growth, increased tourism, and a population aging more quickly than the rest of the state have compounded the challenge. Our work helps bridge the gap between a market priced home and home ownership for working families. In 2025, we completed the construction and sale of two single family homes in Door County. Both homes were sold well below the average home price in Door County to help house a modest income family who works in Door County. With the land remaining in the trust we ensure that these two homes remain perpetually affordable for either these families or future buyers. Currently the trust holds 19 residential lots. Eight of those lots have recently constructed homes occupied by full time Door County residents and twelve lots are unimproved and will be built on in the future.

Operating model

Revenue model
Donor-supported. 98% of the money available for current operations came from contributions and gifts.
Distribution model
Direct operator. The filing allocates 100% of reported program-service expenses outside its grant, affiliate-payment, and member-benefit lines. This expense classification does not rule out separately announced grant awards.
  • Includes noncash contributions: Reported contributions include donated property or goods.

The verdict

SUPPORTED - The filed numbers largely add up and most voting board members are independent. A relatively small share of available resources goes toward mission work and some filing-based governance responses are negative or unanswered.

Rating breakdown

  • Financial Efficiency: 59
  • Transparency & Controls: 85
  • Accountability: 76
  • Sustainability: 79
  • Growth: 60

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 34.7%; rating input score 35
  • Program expense ratio: 94%; rating input score 94
  • Fundraising efficiency: $53.89 raised per $1 spent on fundraising; rating input score 75; 75th percentile among comparable filings

Transparency & Controls

  • Consistency checks: 90.9%; rating input score 91; 15th percentile among comparable filings
  • Pay-setting controls: Limited
  • Foreign activity oversight: Limited
  • Grant itemization coverage: Limited
  • Major donor itemization: Yes; rating input score 100
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 64th percentile among comparable filings
  • Governance controls: 3 of 7 controls in place; rating input score 43
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Fail
    • Document-retention policy: Fail
    • CEO compensation review process: NotApplicable
    • Other executive compensation review process: NotApplicable
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Missing
    • Independent financial-statement audit: Fail

Sustainability

  • Operating margin: 63.4%; rating input score 94; 94th percentile among comparable filings
  • Total-asset coverage ratio: 3.92; rating input score 75; 75th percentile among comparable filings
  • Liabilities to assets ratio: 0.01; rating input score 37; 37th percentile among comparable filings
  • Officer compensation ratio: 0%; rating input score 67; 67th percentile among comparable filings

Growth

  • Program expense growth: -44.2% per year; rating input score 0; 2nd percentile among comparable filings
  • Revenue growth: 22.7% per year; rating input score 100; 89th percentile among comparable filings
  • Asset growth: 26.2% per year; rating input score 100; 88th percentile among comparable filings

Details

  • Where the money goes: 34.7% of revenue deployed · 94% of spending went to programs
  • Governance: 11 of 11 board members independent · 3 of 7 filing controls reported
  • Programs: 1 filed program accomplishment · $141K in reported program spending
  • Leadership: top reported pay $0 · 11 people listed
  • Consistency: 40 of 41 current checks pass · 1 finding to review
  • Schedules: 4 filed schedules · includes major donors
  • Filing history: 2 filing years from 2024 to 2025
  • Contacts: How to reach this organization
  • Money network: Resolved incoming and outgoing counterparties from filed money flows.
  • Grant readiness: Federal tax and exclusion status, award history, and grant-maker relationships.
  • People: Everyone the filings name, and which of them the filings identify by more than a name.

Key Signals

Signals prioritize questions for review. They are not findings of misconduct.

  • Moderate — Financial Efficiency: Mission deployment rate scored 35/100.
  • Moderate — Accountability: Governance controls: 3 of 6 not reported.
  • High — Growth: Program expense growth scored 0/100.
  • Moderate — Transparency & Controls: Schedule A contributions reconciliation did not reconcile in the filed values.
  • Moderate — Sustainability: Liabilities to assets ratio scored 37/100.