And the mushroom season continues with plump, jolly mushrooms popping up everywhere. Prime real estate for smurfs!
Thursday, September 18, 2014
September views of the neighborhood
With the recent rains (and rains and rains), the Clyde Shepherd Nature Preserve pond actually gained some puddles....
And the mushroom season continues with plump, jolly mushrooms popping up everywhere. Prime real estate for smurfs!
And the mushroom season continues with plump, jolly mushrooms popping up everywhere. Prime real estate for smurfs!
Monday, September 15, 2014
Property tax scenarios for Medlock Park: it's complicated
As we all are well aware, our neighborhood sits in an area that is already seeing big changes. Commercial property development has really picked up in recent years (see our posts on Suburban Plaza, Scott Blvd Baptist Church and the Medline LCI study). We are made to understand that our unincorporated status likely will change as new cities are created or existing cities annex nearby areas.
We have been concerned about annexation plans for several years now, specifically about the lack of information about how annexations affect the County at large. Regardless of how many cities we have, the County is responsible for some services to cities, and for all services to unincorporated areas. When we think about a city having its own police force, we often forget that DeKalb County Police is still in the background, providing services such as aerial support, SWAT, and bomb units, among others. Local emergency planning may be in place, but the County Board of Health's comprehensive public health and emergency preparedness response infrastructure remains a necessity. New cities and annexations change all budgets but are discussed in terms of benefits to the smaller municipality: is this new city viable, does that existing city need this annexation to remain viable. We encourage DeKalb County to argue its case and explain how proposed cities and annexations impact the County's viability, too.
Property tax bills are of particular interest during periods of incorporation and annexation activity. When an area rescinds its unincorporated status (by annexing to an existing city or joining a newly formed city), there is a shift in which entities provide basic services. For unincorporated areas, all services are provided by the county. Cities, in turn, provide a subset of services and the formation of new cities is typically justified on those terms--the county is not doing well enough and local control will allow for better and more efficient services. When the responsibility for services shifts jurisdictions, the funds that support them must follow. Thus, when annexed, a property owner will go from having his or her property taxes levied by two entities (state and county) to three (state, county and city). If economies of scale apply, it may cost more for the smaller city to provide those services. However, if the quality of the services is (or is perceived to be) higher, the city may become more attractive relative to nearby unincorporated areas and property values will increase. Current and potential residents weigh the benefit of increased property values vs. increased property taxes (as well as other quality of life factors) to decide if the higher tax bill is worth it.
Change is the only constant when it comes to property taxes: home owners (who pay property taxes directly) and renters (who pay property taxes indirectly through their rents to landlords) must reconcile with this reality. Aggregate (total) property tax bills may change each year based on the interaction between
Side-by-side comparisons of potential property tax scenarios are hard to come by. The Medlock Park area faces three potential scenarios: remain unincorporated, join a new city or join an existing city. We cannot guess at the property tax scenario for a new city. Although the City of Briarcliff Vinson Feasibility study included Medlock Park and focused on whether the proposed city would be financially viable, it did not address what its millage rates or other fees might be.
We can, however, compare our unincorporated property tax bills to those for nearby Dekalb cities. Luckily for us, some helpful individuals have crunched Decatur and Atlanta numbers for us:
We have been concerned about annexation plans for several years now, specifically about the lack of information about how annexations affect the County at large. Regardless of how many cities we have, the County is responsible for some services to cities, and for all services to unincorporated areas. When we think about a city having its own police force, we often forget that DeKalb County Police is still in the background, providing services such as aerial support, SWAT, and bomb units, among others. Local emergency planning may be in place, but the County Board of Health's comprehensive public health and emergency preparedness response infrastructure remains a necessity. New cities and annexations change all budgets but are discussed in terms of benefits to the smaller municipality: is this new city viable, does that existing city need this annexation to remain viable. We encourage DeKalb County to argue its case and explain how proposed cities and annexations impact the County's viability, too.
Property tax bills are of particular interest during periods of incorporation and annexation activity. When an area rescinds its unincorporated status (by annexing to an existing city or joining a newly formed city), there is a shift in which entities provide basic services. For unincorporated areas, all services are provided by the county. Cities, in turn, provide a subset of services and the formation of new cities is typically justified on those terms--the county is not doing well enough and local control will allow for better and more efficient services. When the responsibility for services shifts jurisdictions, the funds that support them must follow. Thus, when annexed, a property owner will go from having his or her property taxes levied by two entities (state and county) to three (state, county and city). If economies of scale apply, it may cost more for the smaller city to provide those services. However, if the quality of the services is (or is perceived to be) higher, the city may become more attractive relative to nearby unincorporated areas and property values will increase. Current and potential residents weigh the benefit of increased property values vs. increased property taxes (as well as other quality of life factors) to decide if the higher tax bill is worth it.
Change is the only constant when it comes to property taxes: home owners (who pay property taxes directly) and renters (who pay property taxes indirectly through their rents to landlords) must reconcile with this reality. Aggregate (total) property tax bills may change each year based on the interaction between
- assessed property value and freezes,
- millage rates for different applicable jurisdictions (state, county and city millage rates are recalculated each year and may go up or down),
- applicable fees or service charges,
- tax credits (e.g. HOST) and
- potential exemptions that may vary by jurisdiction (e.g., owner occupancy, disability, senior, or veteran exemptions).
Side-by-side comparisons of potential property tax scenarios are hard to come by. The Medlock Park area faces three potential scenarios: remain unincorporated, join a new city or join an existing city. We cannot guess at the property tax scenario for a new city. Although the City of Briarcliff Vinson Feasibility study included Medlock Park and focused on whether the proposed city would be financially viable, it did not address what its millage rates or other fees might be.
We can, however, compare our unincorporated property tax bills to those for nearby Dekalb cities. Luckily for us, some helpful individuals have crunched Decatur and Atlanta numbers for us:
- The City of Decatur Tax Blog has a series of posts discussing how property taxes are levied by different municipalities. The focus of course is on City of Decatur taxes, but the discussion also sheds light on DeKalb County property taxes. Aggregate property tax rates fall in Decatur in 2014 challenges the idea that property tax rates inexorably go up each year. Comparing property taxes in Decatur and unincorporated DeKalb sheds light on misconceptions about how taxes are calculated depending on whether a property is in a city or not. Note that these numerical comparisons focus on properties without exemptions. UPDATES: Additionally, Property taxes including basic homestead exemptions in Decatur and DeKalb compares the impact of homestead vs. non-homstead exemptions and HOST credits. To download an Excel file that allows you to type in a property value and estimate City of Decatur taxes, click here.
- For a different take on the issue that compares property taxes for City of Atlanta vs. unincorporated DeKalb County, see Taxes in Unincorporated DeKalb versus Atlanta in DeKalb: An Annexation Briefing Paper, presented by the Druid Hills Civic Association. This comparison uses 2013 data and factors in exemption scenarios.
- To view a side-by-side comparison of a Medlock Park property vs a City of Decatur property (using 2012 data and showing actual, anonymized property bills), click here. That image is part of our June 2013 post titled Context for the city hood movement sweeping DeKalb County.
In trying to make sense of these comparisons, it is critical to understand that property tax bills are extremely specific to the individual. A commercial property is taxed differently from a residential property. Homestead exemptions are common and offer significant relief, but other individual exemptions can be difficult to calculate. Take for example senior exemptions: an individual may be eligible for several (county, city, sometimes both), individual income affects exemption eligibility, and each municipality calculates the exemption based on its own formulas (with exemptions applying to different parts of the municipality's budget). Individuals wishing to understand what senior exemption scenarios apply to them should first study applicable county/city websites. The next step would be to contact their property tax office, current tax bill AND projected income information in hand: property tax staff cannot provide an accurate estimate without this information. In general, the older the person, the more individualized the calculation.
We are currently trying to refine the above information to share a side-by-side comparison using homestead exemptions (vs. none) across unincorporated DeKalb, City of Atlanta and City of Decatur. Generally speaking, unincorporated DeKalb taxes are lowest, followed by City of Atlanta and then City of Decatur. We cannot know if these trends extend into the future without information from the County about how their millage rates may change due to proposed annexations and incorporations.
Community Meeting re: annexation to Atlanta [Sept 17]
Just a reminder! To see the original announcement with more information, see http://www.medlockpark.org/2014/09/community-meeting-with-atlanta.html
Friday, September 12, 2014
AWARE (Wildlife Rescue) Art Auction [Oct 2]
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| Click to enlarge. |
AWARE is the largest and only wildlife rehabilitation center in metro Atlanta that treats all native species of wildlife. Auction proceeds and your financial contributions allow this important work to continue.
Tickets:
http://awarewildlife.givezooks.com/events/2014-aware-art-auction
Location:
The Solarium at Historic Scottish Rite
321 West Hill Street
Decatur, GA 30030
Date/Time:
Thursday October 2nd, 2014
7:00-9:00PM
Hosted by AWARE Wildlife Center
678-418-1111
http:www.awarewildlife.org/contact/
About the Event:
Enjoy an evening of live music, hors d'oeuvres, and bidding on fantastic local art while supporting the rehabilitation and education efforts of Atlanta Wild Animal Rescue Effort (AWARE). Each paid ticket also includes 2 raffle tickets for a chance at one of our door prizes.
Thursday, September 11, 2014
"Blueprint for DeKalb" website now available [& Sept 30 info meeting]
Commissioner Gannon's Blueprint for DeKalb project has launched a website. The Blueprint identifies the need for comprehensive solutions and governmental transparency as critical in revitalizing the County's health and reputation. The Blueprint argues for fixing the County rather than fragmenting it. For an opportunity to learn about the Blueprint and ask questions, please attend the meeting scheduled for September 30th at 6:30 PM in the Maloof Auditorium in Decatur.
The website includes position papers on ethics, internal audits, purchasing, elections, HOST and city hood. Thanks to Deanne for forwarding this information.
(From Commissioner Gannon's Office)
NEWS RELEASE
FOR IMMEDIATE RELEASE CONTACT: Davis Fox
404.371.6353
DeKalb Citizens Group Calls for Reforms
In the wake of swirling charges of corruption, a group of engaged DeKalb citizens is bringing forth recommendations to reform DeKalb County government. The diverse group of neighborhood leaders has been working since February to draft the Blueprint to Redefine DeKalb County. The Blueprint is a framework for reform - it addresses: procurement policies, ethics, inefficient operations and the stale political environment. Today the Blueprints Leadership team called a public meeting and launched a website www.BlueprintsDeKalb.org
“The voices of citizens must be heard to change the direction of DeKalb County,” said Patricia Killingsworth, a member of the Blueprints Leadership Team. “We hope citizens from across DeKalb County – north, south, in cities or outside – will use this current crisis as an opportunity to press for meaningful reforms, and that our elected officials will engage and take their responsibility for promoting ethics and transparency in DeKalb County government seriously.”
“DeKalb needs comprehensive solutions that are as big as our problems,” said Gil Turman another member of the Blueprints Leadership Team. “Many levels of government must be involved and our business and private sector leaders must also press for change.”
www.BlueprintsDeKalb.org contains:
· The original Blueprint showing the group’s principles
· A progress report to the Operations Task Force
· A survey to obtain feedback from the public
· Draft position papers written by citizens
The position papers include recommendations to ensure more accountability, transparency and efficiency. Among the recommendations are:
· An internal audit watchdog that reports to an independent body
· Ethics reform, including removing Board of Ethics appointments from the CEO and Board of Commissioners
· Greater transparency in purchasing, budgeting and operations to allow citizens to more carefully monitor County government
· A straw poll to consider term limits and non-partisan elections
The Blueprints Leadership Team will review these reforms in a community meeting on September 30th at 6:30 PM in the Maloof Auditorium in Decatur.
For more information contact BlueprintDekalb@gmail.com
The website includes position papers on ethics, internal audits, purchasing, elections, HOST and city hood. Thanks to Deanne for forwarding this information.
(From Commissioner Gannon's Office)
NEWS RELEASE
FOR IMMEDIATE RELEASE CONTACT: Davis Fox
404.371.6353
DeKalb Citizens Group Calls for Reforms
In the wake of swirling charges of corruption, a group of engaged DeKalb citizens is bringing forth recommendations to reform DeKalb County government. The diverse group of neighborhood leaders has been working since February to draft the Blueprint to Redefine DeKalb County. The Blueprint is a framework for reform - it addresses: procurement policies, ethics, inefficient operations and the stale political environment. Today the Blueprints Leadership team called a public meeting and launched a website www.BlueprintsDeKalb.org
“The voices of citizens must be heard to change the direction of DeKalb County,” said Patricia Killingsworth, a member of the Blueprints Leadership Team. “We hope citizens from across DeKalb County – north, south, in cities or outside – will use this current crisis as an opportunity to press for meaningful reforms, and that our elected officials will engage and take their responsibility for promoting ethics and transparency in DeKalb County government seriously.”
“DeKalb needs comprehensive solutions that are as big as our problems,” said Gil Turman another member of the Blueprints Leadership Team. “Many levels of government must be involved and our business and private sector leaders must also press for change.”
www.BlueprintsDeKalb.org contains:
· The original Blueprint showing the group’s principles
· A progress report to the Operations Task Force
· A survey to obtain feedback from the public
· Draft position papers written by citizens
The position papers include recommendations to ensure more accountability, transparency and efficiency. Among the recommendations are:
· An internal audit watchdog that reports to an independent body
· Ethics reform, including removing Board of Ethics appointments from the CEO and Board of Commissioners
· Greater transparency in purchasing, budgeting and operations to allow citizens to more carefully monitor County government
· A straw poll to consider term limits and non-partisan elections
The Blueprints Leadership Team will review these reforms in a community meeting on September 30th at 6:30 PM in the Maloof Auditorium in Decatur.
For more information contact BlueprintDekalb@gmail.com
Wednesday, September 10, 2014
Community Meeting with Atlanta Councilman Alex Wan [Sept 17]
from MANA acting President Lynn Ganim
Special MANA meeting
Atlanta's District 6 Councilman Alex Wan will present information about the City of Atlanta and what would be involved if our neighborhood chose to be annexed into Atlanta, one of the several possibilities that have been suggested for our area.
He will speak on Wednesday, September 17, at 7:00 at North Decatur Presbyterian Church.
As has been said many times, even though many of us would like to be left as we are in unincorporated DeKalb County, others are discussing—even planning— changes to our future, and it’s critical that we inform ourselves so that we can make our own educated decisions. Please plan to attend this important informational meeting.
Special MANA meeting
Atlanta's District 6 Councilman Alex Wan will present information about the City of Atlanta and what would be involved if our neighborhood chose to be annexed into Atlanta, one of the several possibilities that have been suggested for our area.
He will speak on Wednesday, September 17, at 7:00 at North Decatur Presbyterian Church.
As has been said many times, even though many of us would like to be left as we are in unincorporated DeKalb County, others are discussing—even planning— changes to our future, and it’s critical that we inform ourselves so that we can make our own educated decisions. Please plan to attend this important informational meeting.
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| Lay of the land: Councilman Wan's District 6 is outlined by a solid blue line; it abuts unincorporated DeKalb to its right. A dotted blue line further clarifies Atlanta city limits beyond District 6. MANA is outlined in yellow. |
HorseFest @ Little Creek Horse Farm [Sept 20]
via Facebook...
"Little Creek Horse Farm, (just minutes from our neighborhood!) will be hosting their annual fall festival, "HorseFest" Saturday, September 20th from 12-4PM. This is a fun family friendly event which hosts riding and horsemandship demonstrations, pony rides, kid's crafts, carnival games, vendors, and food. Admission is $5 with kids 5 and under getting in free. Some activities cost extra with all profits going to benefit the Little Creek Farm Conservancy (LCFC). The event will happen rain or shine! Little Creek Horse Farm is located at 2057 Lawrenceville Hwy with our access road being off of Orion Dr. To learn more about HorseFest or LCFC, visit: www.littlecreekfarmconservancy.org"
LCFC is located at 2057 Lawrenceville Highway, Decatur, GA
LCFC is located at 2057 Lawrenceville Highway, Decatur, GA
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