Macon Rotary Club: May 13, 2013 Tuesday, May 21, 13
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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
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Preservation Law
Pope Pius II issues first preservation law on April 28, 1462 Requires the maintenance and preservation of ecclesiastical buildings, and ancient burial structures
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Renaissance Italy
Laocoรถn and His Sons Statue ca. 25 BC attributed restored under a Renaissance era contest judged by Raphael
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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The Grand Tour
Francis Basset in 1778 on the Grand Tour in Rome, with the Castel Sant'Angelo and St. Peter's Basilica in the background - painting by Pompeo Batoni
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Parthenon
The Elgin, er, Parthenon Marbles?
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Preservation of ruins
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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National Register The National Register of Historic Places is the official list of the Nation's historic places worthy of preservation
•National Register authorized by National Historic Preservation Act of 1966 •Resource must be at least 50 years old and retain the integrity of this age •Resource must be association with significant events, activities or developments •Can be sites, objects, structures, buildings, ships or collections of these in districts •Districts can be significant in the story it tells as a collection of resources •Kept by the National Park Service •Nominations are received and vetted by the State Historic Preservation Office P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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National Register Benefits
Restrictions
•Eligible for federal tax credits
(Federal Rehabilitation Tax Credit) •You can purchase and hang a plaque
•None, unless federal money is used •Information about the resource is
permanently archived
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Macon’s Historic Buildings •
14 National Register historic districts • 7,718 acres of historic districts • 6,387 contributing resources within National Register historic districts • 6,332 National Register listed historic buildings • Buildings range in age from ca. 1820 to 1973 • Two National Historic Landmarks
Each dot represents one historic building P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Why Preservation?
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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The basics
Buy it and make it a museum! P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Sidney Lanier Cottage
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Other options Mount an advocacy campaign Change local laws or zoning to affect the property Donations & Bargain sales Acquire a real estate option Acquire an easement or deed covenant Provide technical assistance and use incentive programs Improve the neighborhood and value to make the property attractive P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Donations & Bargain Sales
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Partnerships
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Easements & Covenants • When you sell a property, you
don’t have to sell the whole property • Maybe you have a farm and only want to sell the barn and 100 acres and keep 5 acres and the farmhouse • Covenants and easements are the same: you keep some property rights when you sell or some property rights are donated to you You can keep or have any property right donated • • Examples: The right to maintain the property in and out, the right to tear down a property the right to use the property for certain purposes, the right to restore the property, the right to sell the property to someone else P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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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
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Incentives for homes 25%-30% state tax credit ($100,000 max) Georgia’s state income tax rate is 6%. A household with $50,000 in income pays about $3,000 in state income tax each year. Historic Macon Foundation’s houses come with $30,000 in tax credits, meaning buyers with $50,000 in income would not pay taxes for ten years. 8.5 year property tax freeze at prerehabilitation value Homes in Macon are charged property tax every year. For a $135,000 home, that tax is nearly $2,260 a year ($188/month). Historic Macon homes have values that are frozen, decreasing your property taxes drastically. P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Assistance with incentives
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Obsolete housing demolished
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Beall’s Hill
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Beall’s Hill
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Sales prices Average sales price
$110.00
$102.50
$95.00
$87.50
$80.00
2008
2009
2010
2011
2012
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Days on Market Days on Market
150
113
75
38
0
Historic Macon
National Average
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Revitalization Partners
!
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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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
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Economic Development
$47,000/ year
$115,000
Property Tax
Sales Tax
64 Jobs Jobs
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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980 Maple St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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980 Maple St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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972 Maple St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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972 Maple St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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1295 Ross St.- Before
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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1295 Ross St.- After
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Real Estate Changes • Demographic changes in the U.S. will require a vast increase in urban housing options • Between 2010 and 2030, four in five new homes needed to accommodate household growth will be for households without children • To meet the emerging demand for the new urbanity, roughly 44.5 million new attached and small-lot detached units will need to be built between 2007 and 2020 • Up to 27 million large-lot units may be surplussed by 2020 • Most buyers would be willing to accept a home with smaller square footage for one with a higher level of finish NEW URBANITY: THE RISE OF A NEW AMERICA, By ARTHUR C. NELSON, The Annals of The American Academy of Political and Social Science November, 2009 626 Annals 192
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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REALTORS Even the National Association of REALTORS says:
•“Two-thirds of Americans now see being within easy
walking distance of places in their community as an important factor in deciding where to live”
•“The coming demographic convergence will push
construction inward, accelerating the rehabilitation of cities...”
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Households with Children Single person households
Households without Children
13%
48% 39%
U.S. Household Distribution in 1960 Tuesday, May 21, 13
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Households with Children Single person households
Households without Children
27%
28%
45%
U.S. Household Distribution in 2030 (projected) Tuesday, May 21, 13
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60
45
1960 2000
30
2030
15
Suburban 0
Households with Children
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Urban Small-lot Households without Children
Urban Loft Single Person Households
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Walkability
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Second Sunday
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Mercer Village
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Downtown Revolving Fund
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Downtown Lofts Project 551 Cherry St. Save an abandoned and derelict building Create 3-4 owner-occupied loft apartments Spark a market for home owners to move to downtown Macon
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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Josh Rogers, Executive Director jrogers@historicmacon.org phone 478-742-5084 • fax 478-742-2008 email info@historicmacon.org • site www.historicmacon.org
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CASE STUDY Purchase a home with tax credits in place
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Homes Restored homes from Historic Macon Foundation include tax credits This home at 980 Maple St. included frozen property taxes at $200 per year and $30,000 in state income tax credits. The net monthly cost to own this $130,000 home is $500 per month
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Homes
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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
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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
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Josh Rogers, Executive Director jrogers@historicmacon.org phone 478-742-5084 • fax 478-742-2008 email info@historicmacon.org • site www.historicmacon.org
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Preservation History
P.O. Box 13358 Macon, GA 31208 Ph: 478.742.5084 Fax:478.742.2008 www.historicmacon.org
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