Inspirational Leader: Karla Henderson, President and CEO, Project for Pride in Living

Article by Becky Fillinger, photos provided

Karla Henderson recently completed her first year at the helm of Project for Pride in Living (PPL), a leading nonprofit dedicated to affordable housing and career readiness. We discussed new projects, building capacity (of clients, staff and architects), how community voices impact decisions and the many ways you may volunteer your time to help this innovative, changemaking nonprofit. You’ll be impressed – keep reading.

Karla HendersonQ:  Congratulations on completing your first year as President and CEO of Project for Pride in Living. When you think about PPL’s mission, what part feels most urgent right now for the communities you serve?

A:  At PPL, our mission is to build hope, assets, and self-reliance for individuals and families with lower incomes by providing transformative affordable housing and career readiness services. For me, the word hope feels especially urgent right now. We’re living in a time where there's not a lot of hope, and that makes our work even more important. Every day, we have the privilege and responsibility to walk alongside our residents, participants, and families to help restore that hope and to help them envision a future filled with possibility

Q:  What trends in affordable housing are most impacting PPL’s work today?

Q:  Affordable housing is facing some tough realities right now. The cost to build and maintain properties keeps climbing, while resources for new buildings and reinvestment in improvements are limited. Even if we had enough units, many families still aren’t earning a livable wage to afford them. On top of that, we’re dealing with major economic pressures like insurance costs that have skyrocketed by as much as 300%, and we’ve had to add security expenses to keep residents safe during challenges like the fentanyl crisis and rising number of people experiencing homelessness. These are costs we never had to plan for before, and they’re reshaping how we think about affordable housing and plan for the future.

Above, a volunteer group known as Shane's Crew. (Shane is front left, with the red hair.) Per Karla, Shane is a rockstar volunteer who has done much to help PPL - everything from collecting hundreds of coats for their annual coat drive to work on beautification projects at their properties, such as the one in the photo below.

Q:  How does PPL balance the immediate need for housing with the longer-term goal of economic mobility for families?

A:  At PPL, we take pride in meeting people where they are. We serve individuals and families across a full housing continuum. On one end, we provide housing for people at 30% AMI - those with very low incomes, often exiting long-term homelessness and in need of stability and support. On the other end, we offer workforce housing for people who are employed, including truck drivers, nurse aides, school staff, who are earning too much to qualify for deeply subsidized housing, but not enough to afford market-rate rents. These individuals need affordable options to stay housed and thrive. And for those ready to take the next step, we provide financial literacy and homeownership programs, helping families build assets and achieve the dream of owning a home. Housing needs aren’t one-size-fits-all. Families move through different stages of life and stability, and by offering a full continuum, from affordable and supportive housing to homeownership, we ensure that people have the support they need at every step. This approach creates lasting impact, creating generational wealth, and building stronger, more resilient communities.

Q:  I heard you speak at the For Women, By Women conference in Minneapolis and you mentioned a collaboration with an architect from Brazil. Would you please share that story with our readers? I think it was a great example of your innovative leadership style.

A:  When we began planning our development of Opportunity Crossing at 3030 Nicollet in Minneapolis, the site of the former Wells Fargo bank branch that burned down in the social unrest following the murder of George Floyd, we knew equitable development had to be at the heart of the project. That’s why we connected with Damaris Hollingsworth of Design by Melo. She is a talented architect whose vision aligned perfectly with our values. At the time, Damaris had never worked on an affordable housing project, and these developments come with unique requirements, especially when applying for low-income housing tax credits. Rather than seeing that as a barrier, we saw an opportunity. We partnered with a local firm experienced in affordable housing and invested in training for Damaris and her team so they could learn the process and meet the state’s guidelines. Damaris became the lead architect, submitted the drawings, and helped us secure the tax credits needed to bring Opportunity Crossing to life. Today, she can proudly point to this building as part of her portfolio and a testament to her talent and growth. This experience reflects a core belief at PPL: It’s not just about building housing; it’s about building capacity and creating opportunities. As the saying goes, “Give a man a fish and you feed him for a day. Teach him how to fish and you feed him for a lifetime.” That philosophy is woven into everything we do.

Damaris Hollingsworth speaking at PPL's Under our Roof Fundraiser event at Opportunity Crossing, one of PPL's newest affordable housing properties to come online. Located at 3030 Nicollet, it is the site of the former Wells Fargo Bank branch that burned down during the social unrest following the murder of George Floyd. 

Q:  Thank you and PPL for all the ways you build capacity. How does PPL ensure that community voices - especially those directly impacted by inequities - shape its programs and decisions?

A:  In our development work, community engagement is always at the forefront. My predecessor often said, “How we build is just as important as what we build,” and that idea is still very true for us today. It means building with the community, not just for the community. Take The Williams, a new project that's now open on the east side of St. Paul. Before breaking ground, we engaged deeply with residents and learned that this neighborhood has a high immigrant population, primarily Hmong, and many multi-generational families living together. That insight shaped our design. We created units with large bedrooms to accommodate families of three, four, even five people, which is something almost unheard of in market-rate housing, but essential in affordable housing. We also heard that many households include older relatives, like grandparents or aunts, so we incorporated designated gathering spaces tailored to different age groups rather than one large community room. Every decision reflects our commitment to meeting the unique needs of the community and addressing inequities that have historically limited housing options for families like these

Q:  Can you share a story where you saw community partnerships make a meaningful difference?

A:  We have a program called RE-Seed, which focuses on selling some of our developments and assets to emerging developers. Through this work, we identified a significant barrier: Many of these developers struggle to secure enough capital for a down payment. To address this, we partnered with the GroundBreak Coalition to explore whether their entrepreneurship model aligned with our vision, and it did. With their support, we applied for funding and are now able to offer down payment assistance in the form of a $50,000 forgivable loan. This resource makes a meaningful difference for entrepreneurs looking to purchase these properties and grow their businesses. This initiative does more than help entrepreneurs purchase properties. It creates a pathway for long-term success and helps build generational wealth within communities that have historically faced barriers to ownership. By reducing financial hurdles, we’re investing in a future where diverse developers can thrive and strengthen the economic fabric of our neighborhoods.

Q:  Where do you see opportunities for the next generation of leaders in community development?

A:  I would once again highlight our RE-Seed program, which is designed for individuals with some experience in real estate development who are ready to take the next step toward becoming property owners, landlords, and developers. Through this initiative, we plan to transition 83 of our smaller apartment complexes to local and emerging developers over the next three to five years. This program isn’t just about transactions. It’s about cultivating the next generation of developers and creating opportunities for ownership that strengthen communities and build lasting economic impact.