Annual Report 2015-2016

ANNUA L REPOR T

REAL ESTATE CENTER 2015–16

DIRECTOR’S MESSAGE In what became a downright

corporations in the world

their informed opinions of

ugly if not surreal election

compete for these honors.

what is likely to happen.

Conducting research and

Our progress is the result of

communicating results

the maturity and experience

in a way that is clear and

of the Center’s research

appealing to a broad

and communications staff.

audience distinguish the

Maturity is a key word.

Center from other sources of

Retirement of key individuals

real estate information.

has begun. The Center’s

year, Peggy Noonan’s commentary in the Wall Street Journal hit home with me. She said America needs seriousness, sincerity, and normality.

Normalcy comes from adherence to a strong set of core values. Over the Center’s 45 years, our core values—particularly commitment to excellence— have driven us.

These accomplishments mirror the underlying strength of the Center’s research agenda. As a result of the Center’s data warehouse and the skills

longtime attorney, Judon Fambrough, retired at the end of August and others are soon to follow. The Center is a close-knit team, and finding new talent is the most strategic challenge we face

Among numerous awards

of our analytics team, we

won this year, we earned a

can now take our analysis

Gold Quill Award from the

of residential markets to

A top CEO once quipped,

International Association of

much more meaningful

“One great person equals

Business Communicators.

geographical levels. In

three good.” You will be

The Gold Quill is the top

many cases, that includes

seeing some new names

recognition awarded to

to the neighborhood level.

and faces at the Center over

organizations throughout

Forecasting business and

the next few years. But you

the world for excellence in

economic activity has

can count on this: we will be

communicating information.

replaced reporting history,

serious, sincere, and very

The largest institutions and

and the research team is

selective. After all, change

accepting the risk of offering

is the one constant we can

today.

count on.

GARY MALER DIRECTOR

FORTY-FIVE YEARS The Center celebrated its

economic forecasting to

notably by state lawmakers

45th anniversary this year.

inform your decisions about

and public policy directors

Several of our staff members

buying a house, relocating a

who look to the Center for

have been along for most

business, or planning urban

the most reliable, up-to-

of the ride—Director Gary

growth? College Station.”

date information they can

Maler for 38 years, Attorney Judon Fambrough for 39, Research Economist Charles Gilliland for 39, and Senior

For over 45 years, the Real Estate Center at Texas A&M University has proven

use when addressing our state’s long- and short-term economic needs.”

to be the most reliable

The Real Estate Center is

source of information on

the nation’s largest publicly

housing sales, economic

funded organization

trends, land-use initiatives,

dedicated to conducting real

trade, and several other

estate research. A little-

issues as they relate to real

known fact about the Center

A blog post on the Texas

estate and their impact

is that it is funded almost

Association of Realtors site

on the Texas economy.

entirely by Texas real estate

perhaps says it best.

This research is used by a

license fees.

“Where do you go for reliable

variety of sources—most

Editor David Jones for 40.

Their longevity has brought wisdom and is at the heart of one of the key services the Center offers: experience.

OUR FRIEND, THE FED

The Center’s collaboration with the Federal Reserve Bank of Dallas (pictured left) continued this year. Research Economist Dr. Luis Torres teamed up with Fed Economists Jesus Cañas and Keith R. Phillips to create an economic index that estimates the timing and length of future upswings and downturns in Texas residential construction. The value of the index is explained in “Home Construction Ahead: Forecasting Ups and Downs,” a Tierra Grande article (January 2016).

In February, the Center cosponsored a conference with the Dallas Fed. “Finding Shelter: Assessing Texas Residential Real Estate Amid the Oil Slump” explored the trends, challenges, and outlook for the residential market with a focus on supply constraints affecting the ongoing expansion.

Dr. Torres also collaborated with Enrique Martínez-García and Valerie Grossman on “Curb Your Enthusiasm: Keeping an Eye on Exuberant Home Prices,” published in the July 2016 issue of the magazine. That article prompted the International Monetary Fund Global Housing Watch newsletter to request an interview with the authors to discuss Texas home prices and how they have been affected by the oil downturn.

PUBLISHED WORKS “2015 Legislative Changes” Judon Fambrough

“Green Light on Transportation Legislation” Harold Hunt

“2016 Economic and Housing Outlook: Q&A with James Gaines” James Gaines and Bryan Pope

“Home Security: Understanding and Negotiating Title Insurance” Judon Fambrough

“A Leading Index for Texas Residential Construction” Jesus Cañas, Keith Phillips, and Luis Torres

“How the West Was Won: Selling of the Waggoner Ranch” Charles Gilliland

“Ag-Use Exemption: Fact or Fiction?” (Revised) Judon Fambrough “Curb Your Enthusiasm: Keeping an Eye on Exuberant Home Prices” Luis Torres, Enrique Martínez-García, and Valerie Grossman “East Side Story” Harold Hunt

End-of-Life Documents (Revised) Judon Fambrough

TEXAS HOUSING INSIGHT JAMES P. GAINES

CHIEF ECONOMIST

WAYNE DAY

LUIS B. TORRES

RESEARCH ECONOMIST

RESEARCH ASSISTANT TECHNICAL REPORT

2 1 2 0

M A R C H 2 016

Real Estate Center: First 45 Years (Revised) David Jones “Glad You Asked: Questions from Readers” Judon Fambrough “’Good Facts’ Can Reduce Taxes” Jerrold Stern

Is There Still a Message in the Inverted Yield Curve?

Luis Torres

Landlords and Tenants Guide (Revised) Judon Fambrough Landlords and Tenants Guide for Manufactured Home Communities (Revised) Judon Fambrough

TR

Monthly Review of the Texas Economy Ali Anari

Outlook for the Texas Economy Luis Torres and Wayne Day

Negative Interest Rates: Rewriting Economic Textbooks Luis Torres

“Profit Motive: Key for Part-Timers” Jerrold Stern “Real Estate Payday: Texans’ Compensation Competitive” Ali Anari

“Nonresidential Construction and the Texas Business Cycle” Luis Torres and Harold Hunt

“Regional Contribution of Texas’ Home Sales Recovery from the Great Recession” Ali Anari

“Not Back Yet: Some States Still Lagging After Great Recession” Harold Hunt and Luis Torres

Obtaining a Texas Real Estate License (Revised) Judon Fambrough

“Rent: Natural Vacancy Rates in Major Texas Markets” Ali Anari and Harold Hunt “Sizing Up Surveys” Rusty Adams “Surface Tension: Accommodation of the Estate Doctrine” Judon Fambrough

JULY 2016 ™

JOURNAL OF THE REAL ESTATE CENTER AT TEXAS A&M UNIVERSITY

LANDLORDS “Tax or Consequences” _ AND TENANTS Charles Gilliland G U I D E

MANUFACTURED HOME COMMUNITIES J U D O N F A M B R O U G H • AT T O R N E Y AT L A W

No_ 1549 S P E C I A L

R E P O R T

SEPTEMBER 2016

“Tax Rules for Vacation Home Sales” Jerrold Stern

Texas Housing Insight James Gaines, Luis Torres, and Wayne Day The Texas Deer Lease (Revised) Judon Fambrough Tierra Grande, Vol. 22-4 — October Tierra Grande, Vol. 23-1 — January Tierra Grande, Vol. 23-1 — April Tierra Grande, Vol. 23-1 — July

“Trends: Texas Commercial Real Estate” Luis Torres and Harold Hunt “Oil Price Collapse: Is the Worst of Its Impact Over?”

Ali Anari, James Gaines, Luis Torres, and Harold Hunt “Oil’s Impact on Midland and Odessa Housing” Harold Hunt “On the Rise: Abundant Land Keeps Texas Flexible” Ali Anari

“Water Planning and Groundwater Management” Charles Gilliland “What’s in Your Wallet? Texans’ Income Fares Well During Oil Busts and Booms” Luis Torres and Wayne Day

AWARDS As mentioned in the

Tierra Grande, the Real

Silver Quill Awards from

director’s message, the

Estate Red Zone podcast,

the IABC Southern Region,

Real Estate Center’s Tierra

and the 2014–15 Annual

which includes 13 states,

Grande magazine won

Report+Calendar also won

the Caribbean, and Latin

an international award

Bronze Quill Awards from

America.

this year, the Gold Quill,

the Houston chapter and

which is the highest honor awarded by the International Association of Business Communicators (IABC).

The magazine is executed to a high standard. This was an excellent team effort and kudos to the team for managing their budgets and producing the product on deadline;” and “It is nice to see that based on the measurable feedback available, the audience clearly likes the publication or they wouldn’t have almost 100% reading at least one article.

- IABC Awards judge

DON’T WORRY, BE HAPPY contenders for favorite Texas

To celebrate Happy’s win,

small-town name.

Center Senior Editor David

Cut and Shoot came in a distant second with 30 percent of the votes followed

by Dime Box with 19

The Real Estate Center’s summer-long online poll, “Small Towns, Great Names,” was intended as a fun way of drawing attention to the state’s rich legacy of interesting small-town names. The Panhandle city of Happy overwhelmingly beat out more than 120 other

Jones visited “the town without a frown” and presented a certificate to Mayor Sara Tirey.

percent. A couple of towns

Tirey told Jones she first

that didn’t quite make the

learned about the contest

grade are worth mentioning

through her children in

nonetheless for sheer

Dallas, who kept her posted

creativity: Granny’s Neck and

as Happy advanced through

Lick Skillet.

the various rounds. She said

A number of radio stations around the state got into the spirit, promoting the poll on their Twitter feeds. Bryan-

there were so many towns in the contest, she really didn’t think they would make it to the finals, much less win.

College Station’s WTAW even

“I guess folks just want to be

devoted whole segments to

Happy,” she said.

the contest on its morning show.

A representative of Habitat for Humanity in Granbury wrote to say he was interested in purchasing more copies of the Center’s English-Spanish Glossary.

“About one-fourth of our applicants and families are more comfortable reading legal documents in Spanish than English. English is the language of our country, and while we think we do these families no favors by making it easier for them not to learn English, on a matter as important as the purchase of a home, we believe it necessary that they understand as much as possible about the real estate transaction. We have found the bilingual glossaries produced by TAMU very useful for these families.”

POPULAR PUBLICATIONS • Outlook for the Texas Economy

• Monthly Review of the Texas Economy • Texas Housing Insight • Obtaining a Texas Real Estate License • “How the West Was Won: Selling of the Waggoner Ranch” • “Profitability of Texas Homes” • Landlords and Tenants Guide • “Oil Price Collapse: Is the Worst of Its Impact Over?”

• “Home Security: Understanding and Negotiating Title Insurance” • “Oil’s Impact on Midland and Odessa Housing” • “2015 Legislative Changes” • “Trends: Texas Commercial Real Estate” • “Rent: Natural Vacancy Rates in Major Texas Markets” • “Tax or Consequences” • “Curb Your Enthusiasm: Keeping an Eye on Home Prices” • “Going Up? What Mortgage Rate Changes Mean for Homebuyers” • “IRS Audits Intensify” • “Modular Housing” • “What’s in Your Wallet? Texans’ Income Fares Well During Oil Busts and Booms” • The Texas Deer Lease

THE COWBOY RIDES AWAY The most prolific author in

on Negotiating an Oil and

Landlords and Tenants Guide

the 45-year history of the

Gas Lease was first printed in

also has two distinct sets of

Real Estate Center retired

1980. Since then, it has been

admirers and detractors.

this year.

revised many times and is

As the Center’s legal expert, Judon Fambrough answered thousands of emails, letters, and telephone calls from Texans seeking advice. He traveled the state delivering lectures on property rights,

researching articles, he

popular. A revision of his

found many discrepancies

Landlords and Tenants Guide

in the law and frequently

was posted online recently

pointed them out. He was

and quickly shot into the

among the first, for example,

Center’s top ten downloads

to discuss wind rights.

for the month.

including oil and gas, wind

Among his other “best

power, hunting leases, and

sellers” are The Texas Deer

landowner liability.

Lease and Obtaining a Texas

Judon authored some 300

Judon was a visionary. While

still among the Center’s most

Judon has bought a farm in his home state of Missouri.

We wish him all the best as he rides the range on

Real Estate License.

his tractor. We could not

Center publications, many of

Who “likes” a Judon article

let him ride into the sunset

them consistently among the

sometimes depends on

without thanking him for his

most downloaded from the

whose ox is getting gored.

contributions to the Center

Center’s website. His Hints

Landowners love his Hints on

and for his service to our

Negotiating an Oil and

nation for which he was

Gas Lease, oil companies

awarded two Purple Hearts,

not so much. One Texas

a Bronze Star, and a Silver

oil baron tried to get his

Star while serving in Viet Nam.

employment at Texas A&M terminated. As the

Happy trails, Judon.

name suggests, Judon’s

I am a civilian legal assistance attorney at Fort Bliss, Texas. While preparing a training briefing for my office, I came across your

Landlords and Tenants Guide. It is fabulous!

I wish I had known about this when I started handling landlord/tenant issues earlier in my career.

Mr. Fambrough, I took your agricultural law course during the spring of my junior year in 1978 and enjoyed it very much. Many of the things that you discussed tonight came back to me, so you must have been a good teacher to get that info into my hard head. That information has served me well over the years, and I wanted to take this opportunity to express my appreciation to you for your dedication, time, and efforts as an instructor. I always enjoyed visiting with you when I would come by your office with a question. You always had time and a genuine interest. I graduated in the spring of 1979 and then spent the next 34 years as a high school agricultural sciences teacher/FFA advisor.

SOCIAL MEDIA CONNECTION The Center’s social media

At one point, a Real Estate

In many cases, infographics

activity is increasing every

Center media tweet focused

can make ideas and statistics

day, meaning that our

on a visa status that was

accessible to a broader

messages are reaching

proving to be confusing for

audience.

significantly more people

many readers.

than in the past. Several of

So Adams and

our students—Hayley Rieder,

Gillin took on

RECON intern, and Camilla

the challenge of

Adams and Heather Gillin,

making it clearer.

The Center tweeted a great infographic on when permits are needed in the city of Houston. Is it possible to get this image?

NewsTalk Texas interns— have been key in every step of the process, from creating some of the Center’s social

@reccommunications 275 subscribers

media accounts, to creating infographics, and recording podcast “ads” that promote other Center publications

@tex.rec 148 followers

@realestatecenter 2,463 friends

and products.

@texrec 14,600 followers

txrec.io/2gpQOCv 392 followers

42 Edie (Craig), the work you and your NewsTalk Texas team at the Center do is

14

21

JUDON

FAMBROUGH JAMES

143

MALER

on NewsTalk Texas catching up and reading articles.

29

Thank you for all you do!

BROKER RESPONSIBILITY TRAINING DECEMBER 2015 - 20 ATTENDEES

26th ANNUAL OUTLOOK FOR TEXAS MARKETS APRIL 2016 - 447 ATTENDEES

LEGAL UPDATE TRAINING 357 ATTENDEES

19th ANNUAL COMMERCIAL REAL ESTATE COURSE OCTOBER 2015 - 129 ATTENDEES

FORT WORTH COMMERCIAL REAL ESTATE SUMMIT SEPTEMBER 2015 - 42 ATTENDEES

29th ANNUAL LEGAL SEMINAR ON AD VALOREM TAXATION SEPTEMBER 2015 - 449 ATTENDEES

TORRES DENISE

WHISENANT

HUNT

almost two hours

LUIS

PRESENTATIONS HAROLD

Saturday, I spent

8

KLASSEN

GAINES

GARY

incredible. On

GERALD

CHARLES

GILLILAND

11

5

I always tell people involved with land transactions that if I only had enough money to make one meeting a year it would be the annual Outlook for Rural Land Markets put on each year by the Real Estate Center. The Center is one of the best kept secrets in the state, and all of the people involved in it are top-rated industry experts. Their articles are timely and informative and their data is the best in the state.

13

INFORMATION FOR ALL MySanAntonio.com has a feature called “Ask George & Chuck.” One reader asked, “Where can I find reliable housing statistics for the Texas market?”

How did Chuck and George respond? “The Real Estate Center at Texas A&M University has enough statistics on this to fill a bathtub. Go to its web site, www.recenter.tamu.edu, and have at it.”

A professor of economics from Madrid, Spain, wrote to ask for a copy of one of the Center’s publications. What was unusual about his request is that the report he wanted was published in 1978. It took a bit of digging through our archives, but we found the report and sent a pdf of it to him. The title?

“Market Value versus Use Value of Agricultural Land in Texas.”

HOUSTON 30 DALLAS 12 FORT WORTH 11

AUSTIN 20 PRESENTATIONS

BY LOCATION

SAN ANTONIO 13 OTHER 32

EL PASO OUT OF STATE 4 3

Dr. Gaines, we met and have visited at the Ad

Valorem Taxation Seminars in San Antonio. You are one of the most interesting and effective presenters I have encountered in my rather lengthy life. It is obvious that you have more than a little knowledge and background as well as a keen sense of humor.

OUR NEW WEBSITE Three months after our redesigned website debuted, we asked users

what they thought about it. A majority of readers responded positively.

I like the new website. I like the way Much cleaner to

things are organized and presented

navigate. Good

on the home page. And the drop

redesign.

down menus at the top make it easy to find what you are looking for.

I am a new real estate agent and find that your website is extremely important in my job to gain knowledge to pass to my clients. It is easy to navigate, and

Informative and well designed.

I find the information I need.

Easy to use and looks great. I like that you can filter the news and research results by topic or by area.

Great, easy to read. I like the way it is formatted with cities and regions. I can go directly to the areas that are of interest to me.

Love it! As a Texas Realtor, recenter.tamu.edu is my "go to" Attractive and convenient.

resource for state and local area real estate information. I also share these articles and valuable data with my clients.

WEB CONTENT MANAGEMENT In September, the Real

warehouse. New geographies

impact of the 2013 fertilizer

Estate Center launched its

for political districts, school

plant explosion in the city

new website and content

districts, and neighborhoods

of West on residential

management platform.

were added to the database.

real estate and found no

This platform vastly

Housing statistics for these

statistically significant

improves the ability of the

geographies will help policy

impact. In another study,

communications team to

makers remain informed

the Center provided data to

release news stories and

about real estate in their

evaluate the effectiveness

articles on a timelier basis

local areas of jurisdiction

of the City of Houston’s

according to a “digital first” strategy. That means articles are released digitally on the website first rather than waiting for the quarterly

Tierra Grande magazine. The platform also represents the Center’s first foray into cloud computing. It is hosted in Microsoft’s Azure cloud

New statistics by price cohort for all geographies

The Center continued to build on the capabilities of its Texas housing data

program inside Loop 610.

also were added to the data

The Center also started

warehouse. Price cohort

delivering monthly and

statistics are informative

quarterly data files to the

because they highlight

Texas Association of Realtors

the differences in market

for use in generating media-

conditions between houses

friendly infographics for all

in different price segments.

MLS boards in Texas. Many

The Center used the housing

environment.

homeownership assistance

data warehouse to support research and reporting.

One study examined the

MLS boards are using these infographics to inform the media about local real estate markets and to disseminate information to MLS members.

PRODUCED BY THE REAL ESTATE CENTER AT TEXAS A&M UNIVERSITY © 2016 The Real Estate Center at Texas A&M University, 1700 Research Parkway, Suite 200, College Station, TX 77843-2115

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www.recenter.tamu.edu

11

10

Labor Day

28

27

Sunday

03

26

19

12

05

29

Tuesday

FIRST QUARTER MOON

NEW MOON

LAST QUARTER MOON

FULL MOON

3/16 Hole for hanging Set 3/16 inch from edge.

4

27

20

13

6

30

Wednesday

SEPTEMBER 2017

5

AUGUST 2017 1 2 6 7 8 9 13 14 15 16 20 21 22 23 27 28 29 30

6

29

First Day of Fall

Rosh Hashana

28

22

15

08

1

3 4 5 10 11 12 17 18 19 24 25 26 31

Friday

21

14

07

31

Thursday

Saturday

OCTOBER 2017 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

7

Yom Kippur

30

23

16

09

02

JP BEATO III

oak tree swing near Piano Bridge, Schulenburg

09 9

08

16

23

30

6

15

22

29

05 5

www.recenter.tamu.edu

Monday

Columbus Day

02

1

Sunday

7

Halloween

31

24

17

10

03

Tuesday

OCTOBER 2017

3/16 Hole for hanging Set 3/16 inch from edge.

8

01 1

25

18

11

4

Wednesday

9

2

26

19

12

5

NEW MOON

LAST QUARTER MOON

FULL MOON

Thursday

3 4 5 6 7 10 11 12 13 14 17 18 19 20 21 24 25 26 27 28

1 2 8 9 15 16 22 23 29 30

FIRST QUARTER MOON

SEPTEMBER 2017

10

3

27

20

13

06

Friday

Saturday

NOVEMBER 2017 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

11

4

28

21

14

07

JAMES PHARAON

sagebrush and ocotillo bloom, Chisos Mountains

www.recenter.tamu.edu

3

4

27

26

FIRST QUARTER MOON

20

19

5

28

21

14

13

12

7

31

Tuesday

Election Day

6

5

Monday

Daylight Saving Time Ends

30

29

Sunday

3/16 Hole for hanging Set 3/16 inch from edge.

6

29

22

15

8

1

Wednesday

NOVEMBER 2017

7

30

Thanksgiving

23

16

9

2

Thursday

5 6 7 12 13 14 19 20 21 26 27 28

LAST QUARTER MOON

OCTOBER 2017 1 2 3 4 8 9 10 11 15 16 17 18 22 23 24 25 29 30 31

8

1

24

17

10

3

Friday

NEW MOON

1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

DECEMBER 2017

9

2

25

18

FULL MOON

Saturday

Veterans Day

11

4

JP BEATO III

sunset, corn fields along the Brazos River

www.recenter.tamu.edu

31

1

NEW MOON

Monday

Christmas

25

24

11

18

LAST QUARTER MOON

17

10

4

03 3

FULL MOON

27

26

Sunday

2

26

19

12

05

28

FIRST QUARTER MOON

Tuesday

Wednesday

3/16 Hole for hanging Set 3/16 inch from edge.

3

27

20

Hanukkah

13

06

29

DECEMBER 2017

4

28

First Day of Winter

21

14

07

30

Thursday

6 JANUARY 2018 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31

NOVEMBER 2017 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30

30

23

16

09

02

Saturday

5

29

22

15

08

01

Friday

GREG COOKSEY

windmill in prairie grasses

C ALE NDAR 2017