Urban3 - Huntington

How We Value the City Mapping the Dollars and $ense of Land Use Patterns

Joseph Minicozzi, AICP

DNA

DNA

DNA

DNA

DNA

DNA

This is a Test

Cognitive Test by Tal Ben-Shahar

Things Change‌

The 3 T’s -Things Trains,Change…

Tourism, & Tuberculosis

During the 1920’s • •

Asheville grew by 20% population/year Second largest city in NC, (larger than Charlotte!)

• •

•

Achieved the highest debt per capita in the entire United States !!!

City thought it had $5M in bank, but when the audit on the bank happened, it was discovered to only be $18,000 3 days after the elected officials were indicted, the Mayor committed suicide

Thomas Wolfe Author (1900-1938) You Can’t Go Home Again

Asheville has squandered fabulous sums.

They’ve flung away the earnings of a lifetime.

They’ve mortgaged those of a generation to come.

They have ruined a city, and in doing so, have ruined themselves, their children, and their children’s children.

Thomas Wolfe Author (1900-1938) You Can’t Go Home Again

The Decline Began in the 50’s & 60’s

Development outside of downtown was encouraged by the new expressways.

Asheville’s Expressway Development outside of downtown was encouraged by the new expressways.

The 73 acre Asheville Mall

In the 70’s and 80’s our downtown died

In the 70’s and 80’s our downtown died.

Asheville’s de facto motto was:

“That will never work here - don’t even try.”

Ken Michalove

Norma Price

Wilma Bratton

Russ Martin

Mayor Lou Bissette

Robin Daniel

James Geter

Bob Carr

Dr. John Grant

Barbra Field Community Leaders With An Urban Vision

Rick Ramsey

Doug Bean, City Manager

Leslie Anderson

AB Vision Project

The Urban Trail

1928 - 11/19/1994

Downtown Streetscape Plan

WCQS

Urban Design Vision Plan

1st Market Rate Housing in 50 Years Roger McGuire Community Leaders With An Urban Vision

Pack Place Museum

Salsa’s & Zambras

City Seeds

Public Interest Projects

the Alternative Reading Room

The Public Service Building

The Laughing Seed

The Mountain Xpress

1941 - 11/19/2001

the Dogwood Fund

The Orange Peel

Downtown benches

YWCA

Julian Price

51 Biltmore

1993

1993

Among cities with no particular recreational appeal, those that have preserved their past continue to enjoy tourism.

Those that haven’t receive almost no tourism at all. Tourism simply doesn’t go to a city that has lost its soul.

Arthur Frommer

Top Travel Destinations of 2007 Asheville: #5 of the top 12

In God we trust; everyone else, bring data.

Mayor Michael Bloomberg

Asheville CBD Taxable Value

Asheville CBD Taxable Value

Asheville’s de facto motto was:

“That will never work here - don’t even try.”

Asheville CBD Taxable Value

Incorporate (inˈkôrpəˌrāt) VERB

Constitute (a company, city, or other organization) as a legal corporation.

Source: Oxford Dictionary

What is a City?

Photo: James Harrison

What is a City?

Asheville is 4x >

Land Production

Today the building is valued at over

$11,000,000 an increase of over 3500% in 15

years

The lot is less than 1/5 acre For 40 years this building remained vacant‌‌ its tax value in 1991 was just over

$300,000

Old Penneys

Walmart

34.0 Acres 220,000 sf Building $20,000,000 Tax Value

Downtown

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

My House

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value

Walmart

34.0 Acres 220,000 sf Building $20,000,000 Tax Value

Downtown

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

My House

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value

Walmart

34.0 Acres 220,000 sf Building $20,000,000 Tax Value

Downtown

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

My House

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value Property Taxes/Acre

$19,542

Walmart

34.0 Acres 220,000 sf Building $20,000,000 Tax Value Property Taxes/Acre

$6,500

Downtown

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

My House

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value Property Taxes/Acre

$19,542

Walmart

Downtown

34.0 Acres 220,000 sf Building $20,000,000 Tax Value

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

Property Taxes/Acre

Property Taxes/Acre

$6,500

$634,000

My House

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value Property Taxes/Acre

$19,542

Wheat

Cannabis

34.0 Acres 220,000 sf Building $20,000,000 Tax Value

0.19 Acres 54,000 sf. Bld $11,000,000 Tax Value

Property Taxes/Acre

Property Taxes/Acre

$6,500

$634,000

Soybeans

0.13 Acres 1 unit (2 people + 2 dogs) $232,000 Tax Value Property Taxes/Acre

$19,542

Property + Retail Sales Taxes

Downtown

Retail Sales (average)

$77,000,000

$6,500 Total Property Taxes/Acre $3,300 to the City

$634,000 Total Property Taxes/Acre $330,000 to the City

Property + Retail Sales Taxes

Downtown

Retail Sales (average)

$77,000,000 $0.0775 Sales Tax of which‌ 27% returned to City $6,500 Total Property Taxes/Acre $3,300 to the City

$634,000 Total Property Taxes/Acre $330,000 to the City

Property + Retail Sales Taxes

Downtown

Retail Sales (average)

$77,000,000 $47,500 Sales Tax City return $6,500 Total Property Taxes/Acre $3,300 to the City

$634,000 Total Property Taxes/Acre $330,000 to the City

Property + Retail Sales Taxes

Downtown

Asheville Walmart

Total Taxes/Acre to the City

$50,800

Property Taxes/Acre to the City

$330,000

Property + Retail Sales Taxes

Downtown

Asheville Walmart

Total Taxes/Acre to the City

$50,800

Total Taxes/Acre to the City

$414,000

Jobs per Acre

Downtown

Asheville Walmart

200 jobs on 34.0 acres

5.9

14 jobs on 0.19 Acres

73.7

Asheville Walmart

Land Consumed (Acres): Total Property Taxes/Acre: City Retail Taxes/Acre: Residents per Acre: Jobs per Acre:

34.0 $ 6,500 $ 47,500 0.0 5.9

Downtown

00.2 $634,000 $ 83,600 90.0 73.7

Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre

$1,800

$1,716

$1,350

$1,236

$900

$450

$135 $30 $0

Undeveloped Residential

Biltmore Estate

County Residential

City Residential

Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $7,995

$8,000

$6,000

$4,000

$2,406 $2,000

$1,716 $1,236

$0

$30 Undeveloped Residential Commercial

$135 Biltmore Estate

County Residential

City Residential

City - Commercial

Asheville Mall

Buncombe County Property Tax Revenue Profile: 2007 Tax Yield per Acre $250,125

$225,000

$150,000

$75,000

$44,887 $18,109 $0

d n U

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te a t Es u o C

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$2,406

$1,716

$1,236

$135

$30

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$7,995

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$7,059

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Scary Math

How do you compare cars?

Toyota Prius

571 miles per tank Ford F150 Lariat LTD

648 miles per tank

1955 BMW Isetta

245 miles per tank

Rolls-Royce Phantom Drophead

380 miles per tank

Bugatti Veyron SS

390 miles per tank

How do you compare cars?

1

2

5

Ford F150 Lariat LTD

Toyota Prius

571 miles per tank

648 miles per tank

4 Rolls-Royce Phantom Drophead

380 miles per tank

1955 BMW Isetta

245 miles per tank

3 Bugatti Veyron SS

390 miles per tank

How do you compare cars?

Toyota Prius

51/48 mpg Ford F150 Lariat LTD

13/18 mpg

1955 BMW Isetta

50/70 mpg

Rolls-Royce Phantom Drophead

11/18 mpg

Bugatti Veyron SS

8/14 mpg

How do you compare cars?

3

2

1

Ford F150 Lariat LTD

Toyota Prius

51/48 mpg

13/18 mpg

4 Rolls-Royce Phantom Drophead

11/18 mpg

1955 BMW Isetta

50/70 mpg

5 Bugatti Veyron SS

8/14 mpg

Great Falls, MT Helena, MT Bozeman, MT

Missoula, MT

Billings, MT Sheridan, WY Driggs, ID

Guelph, ON

Casper, WY Laramie, WY Cheyenne, WY Rifle, CO

Petaluma

Mountain View, CA

Niagara Falls, NY Syracuse, NY Buffalo, NY

Rockland, ME

Des Moines, IA

Ft. Collins, CO

Philadelphia, PA

Grand Junction, CO

Modesto, CA Merced, CA Turlock, CA Clovis, CA Fresno, CA

Glenwood Springs, CO Durango, CO

Visalia, CA

Nashville, TN

Winston-Salem, NC Greensboro, NC Asheville, NC Chapel Hill, NC High Point, NC Dunn, NC

Chattanooga, TN

Charlotte, NC

Gwinnett, GA

Austin, TX

Wilmington, NC Columbia, SC

Lafayette, LA

Sarasota, FL

West Palm Beach, FL

3

Urban Completed Study

$300

Urban3

County Property Taxes/Acre

Joseph Minicozzi, AICP

Ratio Difference of 42 City Sample Set, in 16 States (+ a Province)

$274.00

Residential Commercial Mixed-Use $225

$150

$95.00 $75

$47.80

$0

$1.00 County S-F

$5.50

$6.70

$9.30

City S-F

Walmart

Mall or strip

Mixed-Use (2 Story)

Mixed-Use (3 Story)

Mixed-Use (6 Story)

... the relentless rules of humble arithmetic.

Justice Louis Brandeis

“Other People’s Money”, 1914

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Buildings

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Buildings

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Buildings

Geology

“Money is your measure.”

Ian McHarg Design With Nature

Streets - Infrastructure

Buildings

Geology Hydrology

“Money is your measure.�

Ian McHarg Design With Nature

Streets - Infrastructure

Buildings

Geology

“Money is your measure.�

Ian McHarg Design With Nature Hydrology

Streets - Infrastructure

Buildings

Geology

“Money is your measure.�

Ian McHarg Design With Nature Hydrology

Streets - Infrastructure

Buildings

Geology

“Money is your measure.�

Ian McHarg Design With Nature Hydrology

Streets - Infrastructure

Buildings

Geology

“Money is your measure.�

Ian McHarg Design With Nature Hydrology

Streets - Infrastructure

Buildings

“Money is your measure.�

Geology

Ian McHarg Design With Nature Hydrology

Streets - Infrastructure

Buildings

Tax Productivity

“Money is your measure.”

Geology

Ian McHarg Design With Nature Hydrology

What are the numbers for Buncombe County?

Total Taxable Value Buncombe County, NC

Biltmore Estate

Taxable Value per Acre Buncombe County, NC

Biltmore Estate

Taxable Value per Acre Buncombe County, NC

Black Mountain

Biltmore Estate

Biltmore Park

What are the numbers for Cabell-Wayne County?

Total Taxable Value

Cabell-Wayne, WV

Strip Mine

North

Cartography: Brad Nunley

Taxable Value per Acre Cabell-Wayne, WV

Strip Mine

North

Cartography: Brad Nunley

Taxable Value per Acre Cabell-Wayne, WV

Need arrow

Cartography: Brad Nunley

Taxable Value per Acre Cabell-Wayne, WV

Need Key

Need arrow

Cartography: Bre Shell

Taxable Value per Acre Cabell-Wayne, WV

Need Key

Need arrow

Cartography: Bre Shell

CSX

Total Taxable Value

Huntington, WV

North

Cartography: Brad Nunley

CSX

Taxable Value Per Acre

Huntington, WV

North

Cartography: Brad Nunley

Taxable Value Per Acre

Huntington, WV

St. James Building

North

Biltmore Estate Cartography: Brad Nunley

Taxable Value Per Acre

Huntington, WV

Taxable Value Per Acre

Huntington, WV

Taxable vs. Exempt Cabell-Wayne County, WV

21%

79%

Exempt Taxable

Cartography: Bre Shell

Taxable vs. Exempt

Huntington, WV

24%

76%

Exempt Taxable

Cartography: Bre Shell

Taxable vs. Exempt

Downtown Huntington, WV

28%

72%

Exempt Taxable

Cartography: Bre Shell

Comparative Impact

Huntington within Cabell

Huntington Cabell

6%

94%

County Area

30% 70%

County Property Value Cartography: Brad Nunley

Comparative Impact

Downtown within Huntington

Huntington Downtown

8%

92%

City Area 17%

83%

City Property Value Cartography: Brad Nunley

Comparative Impact

Downtown within Cabell

Downtown Cabell

1%

99%

County Area 8%

92%

County Property Value Cartography: Brad Nunley

RETAIL SALES

Sales Income

Other

Urban3 Maine Connecticut New Hampshire New Jersey Rhode Island Montana Massachusetts Wisconson Idaho Minnesota Vermont Michigan Mississippi Oregon Illinois Texas Delaware North Dakota Iowa West Virginia Florida South Carolina Nebraska Wyoming Kansas Hawaii Indiana North Carolina Virginia Alaska South Dakota California Utah Pennsylvania Nevada Georgia Arizona Colorado Ohio Tennessee Washington Missouri New York Maryland Kentucky New Mexico Oklahoma Louisiana Alabama Arkansas DC

Local Revenue Sources by State

Source: Tax Policy Center 2014

Property

Municipal Service Fee per Acre Huntington, WV (by block group)

Downtown al

Cartography: Brad Nunley

Employment per Acre

Huntington, WV (by block group)

Downtown

Cartography: Brad Nunley

Business and Occupation tax per Acre Huntington, WV (by block group)

Downtown

Cartography: Brad Nunley

Property Tax per Acre

Huntington, WV (by block group)

Downtown

Cartography: Brad Nunley

Total Municipal Revenue per Acre Huntington, WV (by block group)

Downtown

Cartography: Brad Nunley

Cabell Co., WV Total Value Per Acre

Walmart (on 60) $435,109 per acre

Walmart (by Mall) $568,980 per acre

Cabell Co., WV Total Value Per Acre

Huntington Mall $199,939 per acre

Best Buy + Michaels’ $963,737 per acre

Walmart (by Mall)

$568,980 per acre

Cabell Co., WV Total Value Per Acre

Big Lots + $290,900 per acre

Kmart $409,178 per acre

Walmart (by Mall)

$568,980 per acre

Cabell Co., WV Total Value Per Acre

Big Lots + $290,900 per acre

1340 4th Ave

$845,850 per acre

Walmart (by Mall)

$568,980 per acre

Cabell Co., WV Total Value Per Acre

Big Lots + $290,900 per acre

1340 4th Ave

$845,850 per acre

801 3rd Ave.

$1,952,086 per acre

Walmart (by Mall)

$568,980 per acre

Cabell Co., WV Total Value Per Acre

Near Campus Mixed-use

$1,648,815 per acre

Huntington T&S

$6,157,671 per acre

1340 4th Ave

$845,850 per acre

801 3rd Ave.

$1,952,086 per acre

Cabell Co., WV Total Value Per Acre

Near Campus Mixed-use

$1,648,815 per acre

Huntington T&S

$6,157,671 per acre

1340 4th Ave

$845,850 per acre

801 3rd Ave.

$1,952,086 per acre

West Virginia

$10,633,785 per acre

A Lasting Value

Cabell Co., WV Total Value Per Acre

Built: 1906 ($400,000)

Frederick Hotel

$2,522,070

Value Per Acre

Cabell Co., WV Total Value Per Acre

St. James

$22,770,702 Value Per Acre

Built: 1914

Cabell County Profile: 2015 County Property Tax Yield per Acre

$4,340

$5,000

$4,167

$1,667

$2,220

$1,658

$1,465

$1,129

$2,500

$1,954

$3,333

$173

$55

$833

Residential

Commercial

2 Story CBD

1340 4th Ave

Walmart

Big Lots +

Huntington Mall

Aldi

City S-F*

County Res. S-F*

City 
 Undeveloped

$0

Mixed-Use *Average values per Cabell County Assessor File

Residential Commercial

$17,241 $31,153

$54,417

$50,000

West Virginia

Huntington

Trust & Savings

Pullman Square

$16,200

$20,000

Dodrills

$12,620

$10,798 The Pritchard

The Fredrick

$10,567

$10,143

$8,450

Black Sheep

Downtown Historic Core

3-4 Story CBD

$5,200

Central City Cafe

$2,220

Walmart

$4,986

$1,954

Big Lots +

Pullman Square with garage

Mixed-Use

$4,340

$1,658

Huntington Mall

$10,000

2 Story CBD

$1,465

Aldi

$1,129

$173

County Res. S-F*

City S-F*

$55

$0

City 
 Undeveloped

$60,000

Cabell County Profile: 2015 County Property Tax Yield per Acre

$40,000

$30,000

*Average values per Cabell County Assessor File

Residential Commercial

$10,798 The Pritchard

$54,417

$115,827

$100,000

St. James

$31,153

$60,000

West Virginia

$17,241

$16,200

$40,000

Huntington

Trust & Savings

Pullman Square

Dodrills

$12,620

$10,567 Black Sheep

The Fredrick

$10,143

Downtown Historic Core

$8,450

$20,000

3-4 Story CBD

$5,200

$2,220

Walmart

Central City Cafe

$1,954

Big Lots +

$4,986

$1,658

Huntington Mall

Pullman Square with garage

$1,465

Aldi

$4,340

Mixed-Use

2 Story CBD

$1,129

$173

County Res. S-F*

City S-F*

$55

$0

City 
 Undeveloped

$120,000

Cabell County Profile: 2015 County Property Tax Yield per Acre

$80,000

*Average values per Cabell County Assessor File

Cabell County, WV Determining Lasting Value

6.7 acres of The 801 3rd Aves. would equal the 30 acre Walmart on route 60.

801 3rd Ave.

$1,952,086 per acre

Walmart (on 60) $435,109 per acre

Cabell County, WV Determining Lasting Value

2 acres of The Huntington T&B would equal the 22 acre Walmart by the mall.

Huntington T&S

$6,157,671 per acre

Walmart (by Mall) $568,980 per acre

Cabell County, WV Determining Lasting Value

11.5 acres of Pullman Square (with parking) would equal the 117 acre Huntington Mall Pullman Square $2,032,841 Value per Acre

Huntington Mall $199,939 per acre

Apples to Apples

Comparing land use types

Apples to Apples

Comparing land use types

Apples to Apples

Comparing land use types

Apples to Apples

Comparing land use types

Apples to Apples

Comparing land use types

What is the cash flow?

Lafayette, LA

“It's déjà vu all over again”

- Yogi Berra

Lafayette, LA

“It's déjà vu all over again”

- Yogi Berra

Lafayette, LA

“It's déjà vu all over again”

- Yogi Berra

Lafayette, LA

“It's déjà vu all over again”

- Yogi Berra

Developer Costs Soft Costs ★ Permitting ★ Architect ★ Engineering ★ Legal Fees ★ Marketing ★ Profit

Hard Costs ★ Land Cost ★ Buildings ★ Road & Sidewalks ★ Sewer ★ Water ★ Buildings

Photo: Christoph Gielen

Developer Costs Soft Costs ★ Permitting ★ Architect ★ Engineering ★ Legal Fees ★ Marketing ★ Profit

Hard Costs ★ Land Cost ★ Buildings ★ Road & Sidewalks ★ Sewer ★ Water ★ Buildings

Municipal Costs Service Cost ★Police ★Fire ★Government ★Schools ★Economic

Hard Costs ★ Roads to here ★ Public buildings ★ Parks ★ Sewer ★ Water

Photo: Christoph Gielen

Photo: Barry Chowka

Photo: Barry Chowka

I-49

Property Taxes Per Acre Lafayette Parish, LA

I-10

n

n

Jo

sto n h

r e V

m

o illi

Downtown

Revenues Expenses

Expense and Revenue Ratio Lafayette Parish, LA

DRAFT

Downtown

Net Positive Net Negative

Expense and Revenue Ratio Lafayette Parish, LA

DRAFT

Operating Expense Ratio Lafayette Parish, LA

Downtown

Mall River Ranch

DRAFT

Operating Expense Ratio (Total) Lafayette Parish, LA

Mall Downtown

DRAFT

Operating Expense Ratio (Total) Lafayette Parish, LA

Mall Downtown

DRAFT

Lafayette Cash Flow Model

Operating Expense Ratio (Total) Lafayette Parish, LA

Mall

Vermillion River

Downtown

DRAFT

Lafayette Cash Flow Model

Operating Expense Ratio (Total) Lafayette Parish, LA

Mall

Vermillion River

Downtown

DRAFT

Lafayette Cash Flow Model

MPO 2040 Population Model Projections

Population

Feet of pipe/person

Fire Hydrants/1,000 people Source: Sanborn Maps and LCG Records

1949 33,500

Population

Feet of pipe/person

Fire Hydrants/1,000 people Source: Sanborn Maps and LCG Records

1949 33,500

5

Population

Feet of pipe/person

Fire Hydrants/1,000 people Source: Sanborn Maps and LCG Records

1949 33,500

5

2.4

Population

Feet of pipe/person

Fire Hydrants/1,000 people Source: Sanborn Maps and LCG Records

1949 33,500

2015

5

2.4

Population

Feet of pipe/person

Fire Hydrants/1,000 people Source: Sanborn Maps and LCG Records

1949 33,500

2015 121,000

5

2.4

Population

Fire Hydrants/1,000 people

Feet of pipe/person

Source: Sanborn Maps and LCG Records

1949

5

2.4

33,500

2015 121,000

50

Population

Fire Hydrants/1,000 people

Feet of pipe/person

Source: Sanborn Maps and LCG Records

1949

5

2.4

33,500

2015 121,000

50

51.3

Population

Fire Hydrants/1,000 people

Feet of pipe/person

Source: Sanborn Maps and LCG Records

1949

5

2.4

33,500

2015 121,000

3.5x

50

51.3

Population

Fire Hydrants/1,000 people

Feet of pipe/person

Source: Sanborn Maps and LCG Records

1949

5

2.4

33,500

2015

50

121,000

3.5x

10x

51.3

Population

Fire Hydrants/1,000 people

Feet of pipe/person

Source: Sanborn Maps and LCG Records

1949

5

2.4

33,500

2015 121,000

3.5x

51.3

50

10x

21.4x

Population

Your Median Household income 3.5x

Feet of pipe/person

10x Fire Hydrants/1,000 people

21.4x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Population

Your Median Household income 3.5x

1950

Feet of pipe/person

10x Fire Hydrants/1,000 people

21.4x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Population

Your Median Household income 3.5x

1950

Feet of pipe/person

10x Fire Hydrants/1,000 people

$27,700 21.4x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Population

Your Median Household income 3.5x

1950 2015

Feet of pipe/person

10x Fire Hydrants/1,000 people

$27,700 21.4x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Population

Your Median Household income 3.5x

1950 2015

Feet of pipe/person

10x Fire Hydrants/1,000 people

$45,000 $27,700 21.4x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Population

Your Median Household income 3.5x

1950 2015

Feet of pipe/person

10x Fire Hydrants/1,000 people

$45,000 $27,700 21.4x

1.6x Source: US Census Bureau and Stanfrod University adjusted to 2015 net present value.

Apollo XIII Mission Control

Median Value = $150,000

Median Value = $150,000

x 1% for City Property Tax

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr.

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr.

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads - $3,300 cost/yr.

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads - $3,300 cost/yr.

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads - $3,300 cost/yr.

- $4,000 cost/yr.

Median Value = $150,000

x 1% for City Property Tax

=

$1,500 taxes/yr. +$150 to roads - $3,300 cost/yr.

- $4,000 cost/yr.

- $7,150 cost/house

> Greenway Dancing Traffic Cop

Art Teacher

Behavioral Economics

Dell Avenue

Analyst: Derek Sanders Map: Neil Thomas Resource Data, Inc.

Tax Code

Land Value Per Acre

Cabell County, WV

Land Value Per Acre

Cabell County, WV

Land Value Per Acre

Cabell County, WV

Land Value Per Acre

Cabell County, WV

MARKET FORCES

Photo: Alija

Photo: Alija

Corbellment Honfleur, Normandy Houses from the Middle Ages corbelled wood-sides to avoid paying a tax based on the ground level surface.

People added on more space by stacking up larger and larger floors. Some houses that faced each other would nearly touch each other, which increased the risk of fires spreading!

King Francois I banned this type of architecture (1515-1547).

The Window Tax 1696-1851, by King William III Window tax consisted of: 1. a flat-rate house tax per house and, 2. a variable tax for # windows > 10 3. Between 10 and 20 = 4 shillings, and 4. Those > 20 = 8 shillings.

Photo: Alija

Photo: Alija

François Mansart, architect (1598–1666)

His treatment of high roof stories gave rise to the term “Mansard roof"

At the time, only the number of floors below the “roof”, were considered part of the building.

Public Policy

= Huntington

Steelers $1.1B

$1.1B Taxable Value

Source (2013): forbes.com

>

Penguins $288M

Pirates $479M

Asheville $12.8B Taxable Value

Steelers $1.1B

Source (2013): forbes.com

= Asheville $12.8B Taxable Value Steelers $1.1B (11.6) Source (2013): forbes.com

Rooney

Ben Roethlisberger

Rooney

Ben Roethlisberger

If you can’t measure it, you can’t manage it.

Mayor Michael Bloomberg

DO THE MATH