Preservation History
“God help me I sometimes cannot stomach it when I see with what negligence, or to put it more crudely, by what avarice they allow the ruin of things because of their great nobility the barbarians, the raging enemy have spared; or those which all-conquering, all ruining time might easily have allowed to stand forever.� -- Leon Battista Alberti, 15th century
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
The basics
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
House Museums
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
First property
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Neighborhood Revitalization
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Impact Taxes !
$8,000 value = $122 taxes/ year !
$350,000 value = $4,256 !
Jobs !
$350,000 Rehabilitation Costs !
$1,000,000 produces 18.1 jobs, or .0000181 jobs per dollar !
$350,000 x .000181 = 6.33 jobs P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Huguenin Heights
!
• Four square blocks • Bounded by Interstate,
two major collector roads and a public park • 16 projects completed over five year period
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Vernacular buildings
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Development 100%
100%
66%
10% Homes sold
Home Ownership P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
15% Crime
Greenfield Expansion Macon City Limits4 mile radius 1 mile expansion5 mile radius
Adds 7 Square miles !
57% increase in area to service P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Property Tax
Revitalization Tax Income + Reduced Demolition cost + Reduced Police cost + Reduced chance of fire + Reuse of infrastructure
Suburban Tax Income - New sewer and water - New power lines - New roads and sidewalks - Expand trash collection -Expand fire and police service area
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Value and Appreciation Properties in historic districts sold for $67,000 more than houses outside districts !
Historic properties saw an additional 21 points in appreciation than nonhistoric properties
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Foreclosrures
Historic districts experience foreclosure rates half the rate of non-historic neighborhoods
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Impact • College Hill’s property
tax revenue increased at double the rate of Bibb County from 2002-2011 • Property tax income increased 57% in College Hill vs. 30% for Bibb County • Total income increased nearly $1,000,000 in College Hill
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Integration
•
Price Range $40,000 to $680,000 !
•
Income Ranges $16,000/year to $275,000/ year !
94% variation
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Integration
!
•
Price Range $206,000 to $270,000 !
Income Ranges • $61,800 to $81,000 year !
24% variation
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Walkability
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Car Ownership vs. House
Honda Fit Fuel: $10,003 Insurance: $3,675 Financing: $995 State Fees: $1,400 Maintenance: $2,029 Repairs: $1,773 Depreciation: $8,631 Total 5 year cost: $28,506
Average Beall’s Hill House Principal & Interest: $39,875 Insurance: $3,500 Tax Deduction: +$5,375 Taxes: $2,500 Tax Credits: +$12,500 Maintenance & Repairs: $12,000 Appreciation & Equity: +$11,000 Total 5 year cost: $29,000
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Obsolete housing demolished
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Beall’s Hill
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Households with Children Single person households
Households without Children
13%
48% 39%
U.S. Household Distribution in 1960
Households with Children Single person households
Households without Children
27%
28%
45%
U.S. Household Distribution in 2030 (projected)
60
45
1960 2000
30
2030
15
Suburban 0
Households with Children
Urban Small-lot Households without Children
Urban Loft Single Person Households
CASE STUDY Purchase a home with tax credits in place
Homes Historic home
Any other home
House Price
$135,000
$135,000
Down Payment
$4,725
$4,725
You Get a Raise!
$2,700/year
$0
Reduced Property Tax
$205
$2,260
Total Savings
$44,480
$0
Total Monthly Cost
$500
$1,160
Down Payment Assistance The City of Macon offers down payment assistance up to $25,000 for people of low to moderate incomes !
Mercer University offers $20,000 to all employees for down payments !
Georgia Dream can offer $5,000 to $7,500 to help with down payment and closing costs
980 Maple St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
980 Maple St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
972 Maple St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
972 Maple St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
1295 Ross St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
1295 Ross St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Easements We keep and monitor about 130 easements and covenants
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Partnerships
•City of Macon benefits from reduced crime, reduced police responses, reduced fires •Rehabilitation eliminates need and cost of tear-downs •Increased property taxes •Increased sales taxes from construction materials purchased •Increased employment from construction workers •Elimination of slum and blight
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Partnerships
•Mercer University needs increased campus security •Fences and patrols cannot provide the same security as a safe neighborhood •Faculty and staff living near the campus do not require parking •Five year retention agreements limit recruiting costs and retain talented faculty P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Partnerships
•Area’s largest employer •Employs over 1,000 nurses •Nursing turnover averages 10% per year •Average cost to recruit a nurse tops $25,000 •In addition, average parking space per employee costs
$15,000 to construct plus land acquisition and maintenance •Medical Center can institute down payment assistance with five year retention agreement for employees who will buy a house within walking distance of work P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Revitalization Partners
!
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Sales prices Average sales price
$110.00
$102.50
$95.00
$87.50
$80.00
2008
2009
2010
2011
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
2012
Economic Development
$1,715,000 Historic Macon
$1,333,000
$1,254,000
Hills and Heights Partnership
Private
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Economic Development
$47,000/ year
$115,000
64 Jobs
Property Tax
Sales Tax
Jobs
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
Josh Rogers, Executive Director jrogers@historicmacon.org ! phone 478-742-5084 • fax 478-742-2008 email info@historicmacon.org • site www.historicmacon.org
Suburbs
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org