Farfromgeneva wrote: ↑Sun Oct 13, 2019 7:25 pm
North Texas Toll Road is more critical to Dallas commutes than the Skyway is to chicago or Dulles toll Road into DC. Had some involvement with the latter two which were/are owned by maquarie (australian shop) and have traded some third lien revenue bonds on the NTTA.
Thing about the credit ratings is that the growth has happened in advance of the necessary infrastructure spending. Cobb co ga is going to get blasted in the next 20yrs on school spending and roads, before even having to pay for the unnecessary new braces ballpark. Newer, fast growing southern/sunbelt cities have grown horizontally rather than vertically and you can see the inflection point coming.
Yep. Happens everywhere. No one thinks long term. When the boom comes, local government think "boy, I can't believe how much money is rolling in", and forget that they need to use that money for larger infrastructure buildouts. And then when the boom ends----and it always does-----city council feign surprise that the money is no longer there, and anything resembling a rain cloud leads to flooding because they didn't bother to build adequate storm drainage.
But hey, taxes are low, so what could possibly go wrong, right?
Ask North Dakotans how their local governments handled infrastructure improvement during the fracking boom.
Last two States I've lived in, MI and CO, use what I'd call a pyramid scheme property tax structure, where they mess with the math of "assessed value" to artificially keep property taxes down. The taxes are "reset" when a property changes hands....but until that happens, the assessed value is basically frozen in place. The result of this is that you wind up trying to build a road in 2019 with receipts that pretend it's still the 1990's...... and worse, you need a constant influx of new residents arriving who pay full freight on their newly acquired home or business.
This, of course, puts the tax rates through the roof for businesses and people looking to move into the State. Meanwhile, lifelong residents are paying a fraction of that rate.....which also means these stupid property tax laws are impossible to rescind.
Stupid. Monumentally stupid.
Farfromgeneva wrote: ↑Sun Oct 13, 2019 7:25 pm
Austin TX has one neighborhood that’s brutally overpriced bc it’s the one school district everyone wants to be in.
This is why I've never understood why anyone would vote no on a tax increase for schools. Any piddly tax is more than made up for in the increased value of your home. If your area schools suck------your property value suffers.