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Old 03-28-2008, 04:39 PM
 
Location: Hutto, Tx
9,249 posts, read 26,581,981 times
Reputation: 2851

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Hi guys. Thought I'd post this here so it won't be off topic in my city forum.

Currently, our neighborhood is in a fight with a developer who wants to build Low Income Tax Credit apartments smack dab in the middle of our neighborhood. We're going all "Northcross" on them (If anyone is familiar with the Walmart deal in the Northcross Mall in Austin).

The Developer is planning to present a study saying that Low Income Housing does not affect property values and in fact raises them. So far, I can't come across anything that states this other than the study they have. Does anyone have info on studies that prove that property values do get lower?

I'd also like to know if anyone knows about any of these people involved in the project and their reputations. Crossroads Housing Development Corp.(Paul Pryor, Big Spring, Tx)....Major Sub Contractor(Bill Brown, Houston, Tx./Brownstone Construction)...Architect(Architettura, Inc. Plano, Tx)....

I just need opinions and information and leads that could help us fight this and I wouldn't state where I got any info from or from whom. We've got some local politicians on our side and the city council and a few businesses but we think we need more ammo to fight with
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Old 03-28-2008, 05:47 PM
 
Location: Houston, Texas
469 posts, read 1,480,257 times
Reputation: 295
Quote:
Originally Posted by love roses View Post
Hi guys. Thought I'd post this here so it won't be off topic in my city forum.

Currently, our neighborhood is in a fight with a developer who wants to build Low Income Tax Credit apartments smack dab in the middle of our neighborhood. We're going all "Northcross" on them (If anyone is familiar with the Walmart deal in the Northcross Mall in Austin).

The Developer is planning to present a study saying that Low Income Housing does not affect property values and in fact raises them. So far, I can't come across anything that states this other than the study they have. Does anyone have info on studies that prove that property values do get lower?

I'd also like to know if anyone knows about any of these people involved in the project and their reputations. Crossroads Housing Development Corp.(Paul Pryor, Big Spring, Tx)....Major Sub Contractor(Bill Brown, Houston, Tx./Brownstone Construction)...Architect(Architettura, Inc. Plano, Tx)....

I just need opinions and information and leads that could help us fight this and I wouldn't state where I got any info from or from whom. We've got some local politicians on our side and the city council and a few businesses but we think we need more ammo to fight with

Pull up googlescholar.com and search (low income housing, affects on property values)
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Old 03-28-2008, 06:01 PM
 
Location: Houston, Texas
469 posts, read 1,480,257 times
Reputation: 295
[SIZE=5][LEFT]School of Social Policy and Practice[/LEFT]
[/SIZE]
[SIZE=5][LEFT]Departmental Papers (SPP)[/LEFT]
[/SIZE]
[SIZE=2][LEFT]University of Pennsylvania [/SIZE][SIZE=2]Year [/SIZE][SIZE=2]1999[/LEFT]
[/SIZE]
[SIZE=6][LEFT]The Differential Impacts of Federally
Assisted Housing Programs on Nearby
Property Values: A Philadelphia Case
Study[/LEFT]
[/SIZE]
[LEFT]Chang-Moo Lee [SIZE=1] [/SIZE]Dennis P. Culhane [SIZE=1]†[/LEFT]
[/SIZE]
[LEFT]Susan M. Wachter [SIZE=1]‡[/LEFT]
[/SIZE]
[SIZE=1][LEFT][/SIZE][SIZE=1]University of Pennsylvania,[/LEFT]
[/SIZE]
[SIZE=1][LEFT]†[/SIZE][SIZE=1]University of Pennsylvania, culhane@mail.med.upenn.edu[/LEFT]
[/SIZE]
[SIZE=1][LEFT]‡[/SIZE][SIZE=1]University of Pennsylvania, wachter@wharton.upenn.edu
Reprinted from [/SIZE]
[SIZE=1]Housing Policy Debate[/SIZE][SIZE=1], Volume 10, Issue 2, 1999, pages 75-93.
We have contacted the publisher regarding the deposit of this paper in Scholarly-
Commons@Penn. No response has been received.
This paper is posted at ScholarlyCommons@Penn.[/LEFT]
School of Social Policy and Practice papers/64

http://repository.upenn.edu/cgi/view...ext=spp_papers

Here is a paper from the wharton school of business(An Ivy League University with the top ranking business school in the country) contradicting the study being presented by the developer you are trying to beat.
[/SIZE]
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Old 03-28-2008, 09:18 PM
 
Location: Hutto, Tx
9,249 posts, read 26,581,981 times
Reputation: 2851
Thank you so much! That's a big help
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Old 04-06-2008, 06:46 AM
 
Location: Melbourne, FL
1,007 posts, read 5,646,792 times
Reputation: 639
I can't give you any advice on where to go, but I will tell you that in Charlotte, NC there is a development (maybe someone from Charlotte can chime in) I think downtown that has high priced homes next to a low-income housing project and does well in keeping value. There is also one in Raleigh downtown that was built in 2001 (low-income- Capital Park). I worked onsite right next door (at the time) selling single family homes for 300K - 700K. It took awhile (104 homes I believe) but only 4 have not been sold yet. Prices are still rising and everyone is aware of the low-income neighborhood next door. I think only time will tell.
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Old 04-06-2008, 11:50 AM
 
Location: LEAVING CD
22,974 posts, read 26,861,170 times
Reputation: 15643
A lot depends on how dedicated the developer is to doing this project. We ran into this in GA and tried to fight. When it all came down to the end the developer won, we spent many thousands on attorneys fees and ended up getting a say in what the buffer areas would look like. We were told from the begining that you can't use loss of value,traffic or crime. The only argument we had was environmental but it wasn't good enough. The thing is it's hard to stop someone from developing their land, especially if it's low income housing (those poor unfortunate people will be the battle cry) and y'all will look like meanies if you try.
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Old 04-06-2008, 12:04 PM
 
Location: Houston, Texas
469 posts, read 1,480,257 times
Reputation: 295
Quote:
Originally Posted by jimj View Post
A lot depends on how dedicated the developer is to doing this project. We ran into this in GA and tried to fight. When it all came down to the end the developer won, we spent many thousands on attorneys fees and ended up getting a say in what the buffer areas would look like. We were told from the begining that you can't use loss of value,traffic or crime. The only argument we had was environmental but it wasn't good enough. The thing is it's hard to stop someone from developing their land, especially if it's low income housing (those poor unfortunate people will be the battle cry) and y'all will look like meanies if you try.

Believe it or not you can win these cases. Just four years ago a developer was trying to build low income housing next to our neighborhood and we all banded together and hired a team of lawyers. Along with 4 other neighborhoods that also adjoined the developers parcel. It took over a year but we won and used economic studies on low income housing's effect on property values.
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Old 04-07-2008, 10:25 AM
 
9,732 posts, read 9,680,572 times
Reputation: 6407
What does "affordable housing" have to do with crime? This sounds elitest. I see no issue unless the houses are of lesser quality and not just subsidized in price.
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Old 04-07-2008, 01:11 PM
 
Location: Houston, Texas
469 posts, read 1,480,257 times
Reputation: 295
Quote:
Originally Posted by kevinm View Post
What does "affordable housing" have to do with crime? This sounds elitest. I see no issue unless the houses are of lesser quality and not just subsidized in price.
kevinm,

"Affordable Housing" and "Low Income Housing" are two different technical terms used by governing bodies. The one you used "Affordable Housing" has to do with housing that can be afforded by households that have an income that is some percentage of the median household income for an area. This is usually +/- 10% of the median household income. Housing in this range is usually of average quality construction and most of these families are adequatly employed.

"Low Income Housing" refers to housing that is affordable to households that have incomes of 20% or less of median household income. The majority of these households are what is termed underemployed. Meaning that they frequently are unemployed or can not find full time employment. Major Metropolitan Statistical Areas show that neighborhoods dominated by underemployed families have higher crime rates than neighborhoods that are dominated by families with adequate employment.

These are not elitest comments they are just ways of defining socioeconomic status. Hope this helps you and others understand this thread.
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