Johns Creek Property Taxes: Fifteen Minutes With Council Member Stephanie Endres

Council Member Endres discusses the ins and outs of property taxes and how they impact the residents of Johns Creek.

Property taxes are a fact of life.  But how they really work remains shrouded behind a wall of mystery.  How did they conclude your home rose in value by 27% without someone buying it?  Why are commercial properties not rising in value.  Why are commercial lots valued far below the actual market value?  What is a rollback rate?  Why am I paying so much more for City Services than my neighbor is?

These are just some of the questions many of us have and today Council Member Stephanie Endres will discuss a few of these issues.

 

 

http://www.blogtalkradio.com/ejmoosa/2018/07/28/property-taxes-in-johns-creek-15-minutes-with-council-member-endres

A New Year-A New Look To The City Council

Johns Creek has a new look to the City Council for 2018, and I consider that a very good thing.

Residents returned Stephanie Endres to the City Council for 4 more years.  Endres has been asking the right questions since well before she was elected the first time, during her numerous Public Comments made challenging what the Council was doing.  We are very fortunate to have her back and continuing to do what she does best.

Lenny Zaprowski who also was re-elected, is now the Mayor Pro Tem.  This is a welcome change.  It is critical for the residents that this position is not just someone that represents the same positions as what the Mayor represents.

I expect Zaprowski to challenge on necessary and important issues.  There are questions that must be asked of the City Staff, and sometimes the answers will not be what people want to hear, but they must be heard.  Zaprowski took a step in this direction at Monday’s Work Session when he asked how much were we going to spend and how much time was going to be saved by drivers when we widen Kimball Bridge Road.  If Zaprowski can comfortably recognize that we must challenge what the Staff says because the Staff does not know every answer(they are human), then the residents can get better solutions for our problems.

If Zaprowski realizes that he can still be nice and ask the hard questions at the same time, the results will be beneficial for residents of Johns Creek.

John Bradberry rounds out the changes to the City Council for 2018.  Bradberry worked diligently to win this seat, and now the hard work really begins.  Bradberry has been an advocate for the residents from the time he was a member of the JCCA to the formation of Preserve Johns Creek.  Bradberry attempted to bring more attention to the Billboard issues, which are still a bane on the face of Johns Creek, as well as highlight that we have a Historical African-American Cemetery that was sitting neglected.  Hopefully we can get the proper signage and care in place for that location for future generations.

There are many changes set to be pushed upon the residents of Johns Creek.  Our eyes are wide open.  The biggest tax push this year will be another 1/2 cent sales tax for MARTA/Mass Transit.

The questions need to start with ” Are buses along 141 and State Bridge Road worth $10 million a year to the residents of Johns Creek? Are residents willing to pay $10 million for something that is unproven as an congestion relief tool?”

We’ve had buses running for more than a decade supplied by GRTA.  They are empty.

Where’s the return on that investment?  If they are so underutilized, why haven’t they moved to smaller buses for this “experiment” which would be cheaper to operate?

Let’s hope that this New-Look Council can start asking these and other questions BEFORE we are forced to make a decision with the legislative gun to our heads once again.

 

 

 

Johns Creek Residents Should NOT Vote This Fall…

Residents of Johns Creek should not vote in this upcoming election if they are not familiar with the candidates, the major issues in Johns Creek and are basing their decisions on such variables as :

  1. You are not familiar with the issues we are facing such as potential widening of our roads to overcome the ineffective traffic light system we have today
  2. You are unfamiliar with the negative impact higher density housing has on our roads, schools, and property values
  3. You are basing your decision on the endorsement of an elected official, who just wants to avoid having someone challenge them on issues before the City Council
  4. You saw more signs for the candidate that you are going to vote for so you believe that is a sign of more support for that candidate(Signs for candidates are placed on the roads by the candidates and their crews-Signs in neighborhoods actually show you who your neighbors support but you still need to educate yourself!!!)
  5. You read their mailers to your home and they seem like a nice person

Residents of Johns Creek should vote IF:

  1. They have done their own research into the candidates
  2. They have watched the debates, forums, City Council Meetings and Work Sessions and see how these candidates actually think and function
  3. They understand that Johns Creek is at a crossroads.  Do we become Buckhead or stay Johns Creek.

Continue reading

This Is Why We Have Trust Issues With Government

Do you happen to remember the American Recovery and Reinvestment Act of 2009?

A large portion of the funds allocated for this act were to go to infrastructure needs such as highways.  States were not supposed to cut their own budgets and use these funds in their place.

Yet somehow, we never saw those massive investments pay off in Georgia did we?  The St Louis Fed has now given us the reason why.

Why the 2009 Recovery Act Didn’t Improve the Nation’s Highways

Click on the link above to read the short but informative analysis on what happened.

Here is a summary in my own terms:

What happened was that Federal Funds replaced(or crowded out) state funds for the transportation projects.  A major condition of receiving these funds was that states, such as Georgia, would continue to spend what they were planning to spend on highway construction and the new Federal Funds would boost that spending. Continue reading

John Bradberry for Johns Creek City Council Post 3

John Bradberry at the Meet and Greet in Medlock Bridge

In the fall election for Johns Creek City Council Post 3, I am endorsing John Bradberry.

I have gotten to know John over the last 3 years working with John as a director for the Johns Creek Community Association, assisting John with Preserve Johns Creek, as well as personally.

From the first time we had a chance to work together, John and I have discussed issues within Johns Creek relentlessly.  Beginning with traffic issues, we have discussed nearly every issues that Johns Creek is facing and the opportunities that they present.

When there was an issue at Niblick Road@ Barnwell Road, for instance, and the conversations about installing a traffic circle or a traffic light, John and I drove out to the intersection to look for ourselves and see exactly what the issues were, and if there were any other solutions.

Indeed, we saw the problem immediately.  We were actually surprised that City Staff had not gone to the location and saw the same addressable issues we saw:

  • Line of site blocked by encroaching growth along the right of way from the curve southbound on Barnwell Road to Niblick
  • Shrubbery planted at the entrance to the neighborhood blocking the line of site from Niblick northbound on Barnwell Road

And, as we now all know the City finally sent crews out there and addressed these issues, and instead of spending millions for a solution, the City did what it was responsible for in the first place, and safer conditions resulted.

Macedonia Cemetery/ Fairway Package Billboard

John and I went to the location before the billboard was approved by the City.  Dismayed that the cemetery was the responsibility of the City and in such poor shape, with two homeless encampments in the woods, John raised awareness, searched for more information on the cemetery, and pushed preservation via Preserve Johns Creek.

John Bradberry, Chris Coughlin, EJ Moosa

Today, Johns Creek is maintaining the cemetery, although there is much to do to provide the sort of historical preservation this location deserves.  As a Council Member, I know Bradberry will work to preserve this and other historical locations within Johns Creek.

Finally, John and I have discussed issues with traffic at more intersections than I can recall.  John wants to get our traffic congestion under control.  He understands the negative impact of traffic lights, and that they more we install, the more issues we will have.  We have stood at intersections and watched the light sequences and seen the needless delays drivers face each and every day.  One of the worst: State Bridge Road between the High School and the Elementary School.

Bradberry looking at Lake Medlock, which has been a big issue for Medlock Bridge residents due to silt runoff

This is the type of forward thinking and efforts we need on the Johns Creek City Council.  If John Bradberry was doing all of this before he decided to run for City Council, you can certainly expect him to do it after we elect him.

John Bradberry will ask the right questions, challenge the City Staff for better solutions and will be listening and looking out for you.

That’s why I am more than happy to support Johns Bradberry for Johns Creek City Council Post 3.

EJ Moosa

 

Digging Into The Numbers: Forsyth County is Not the Cause of Our Congestion Problems(We Are)

Johns Creek has a constant claim that the traffic here is bad, although it is NOT the fault of our poorly timed and prioritized traffic lights.  No instead it is because of the growth in areas around us that is the cause of our issues.

So I decided to dig into the numbers looking at what the last ten years have brought us in terms of population growth among Forsyth County, Johns Creek, Roswell, Alpharetta and Milton.  What I found is amazing.

Fastest Growing in terms of % Growth: Forsyth County

While that is not a surprise the reason is rather simple:  Forsyth County actually started with a much smaller total population than Johns Creek, Roswell, Alpharetta and Milton did ten years ago.  Put simply they started with a lower headcount, which makes their percentage growth look higher.

Annualized Rate of Growth Over The Last Ten Years

  1. Forsyth County   3.67%
  2. Milton                  2.79%
  3. Alpharetta           2.20%
  4. Johns Creek      1.75%
  5. Roswell              0.66%

There are no major surprises there.  In fact you might look at the numbers for Johns Creek and say “AHA”!  But that is not all there is to this story. Continue reading

The Property Tax Model is Broken Beyond Repair

Let’s be honest. The system of collecting taxes for county, city, and school taxes is broken. And the larger the area dependent on funding from property taxes, the more broken it becomes. North Fulton County residents pay tremendously more for the same county services than South Fulton residents.  Why?

Here are three reasons it needs to be scrapped:

  1. There is no correlation between the amount of taxes you pay and the amount of “services” you receive.

A family of six living in a $500,000 home and a family of two living in a $500,000 home, pay the same property taxes if they live in the same community.  Why?  What makes us feel its fair to collect three times as much tax on a per capita basis from one family than another?  What if the family of two lives in a home worth one million?  What makes it right to collect six times as much for the very same levels of services?  Should I mention that the family of six likely creates more demand for services than the family of two as well?

When property values are high, and tax rates are high, this can have the effect of driving out empty nester residents to avoid the high levels of taxes relative to the services they receive for those tax dollars.

2.  Property values rising(and falling) should have no impact on how much tax revenue is needed to run your county, cities, and schools.

We’ve seen property values fall during recessions and rise during better times.  This should have nothing to do with how many dollars are needed to provide services in your community.  Yet we have made the tax digest the first step in the taxation process, followed by each government agency voting on the millage rate to be applied to that tax digest.  Elected officials vote far more often on how much they will tax you than you have a chance to vote on whether or not they should remain in office.

Let’s add to that the huge infrastructure we now have in place at the Tax Assessor’s office to track every piece of property, every structure, and every improvement you make to your home, all in the effort to make sure every $ of real estate(real or imagined) is taxed.

Why on earth should you owe the government more dollars because you decided to finish your basement or add a deck?

The perverseness of this likely discourages residents from making improvements to their properties.

How much time and energy is used by the Tax Assessor’s office to gather all of this information?  How accurate is it?  Is it worth it?  Who is really benefitting?

3.  How many hours of effort will the Public spend appealing these assessments?

If 1/4 of the households in Johns Creek appeal, that could be as high as 7,000 homes.  Spend five hours on this process, and cumulatively we will have spent 35,000 hours fighting our high assessments.

Instead, why don’t we take a moment and consider a different system?  We do not tax each resident within an HOA a variable amount do we?  It’s a flat rate per household.  While not necessarily the same on a per capita basis, it is a fairer system than taxing each household based upon the value of their property.

What would a fixed property tax collected per residence look like?  First, it would treat all of us as equally as possible.

We would not need an army of government employees tracking our properties, needing to know everything about the inside and outside of our homes.

We would never have to appeal property taxes in the future.

Our governments would be accountable to us directly for the rate of taxation we face, and there would be no finger-pointing as to who is to blame.

The current system of taxation has more expensive property owners subsidizing the less expensive property owners.  In a society where wealth redistribution is frowned upon by most of us, it is curious to me why we are so willing to allow tax redistribution with property taxes, where the level of services received are so far removed from what the property owner pays in taxes.

Johns Creek could lead the way to a better model of taxation for its residents.  It’s time we slay the beast that taxation based on property values has become.   Taxation should not be unfair or onerous.

It’s time for a change.  Contact your locally elected officials and tell them you want a different system.  Tell them you want a better, more equitable system.

On the Cusp of a Recession, Washington Fiddles

Can’t blame Trump the impending recession.  But he took the bait and credit for the “trump rally” when he should have kept a more realistic tone.  He already had won the presidency.  But the media and the left will make sure he owns it.

There are many hard decisions that must be made. Repeal Obamacare, lower taxes, reduce regulations. Curtail the EPA.  Not any one piece of legislation can cure what ails us.

The US is like a patient that has been given a prescription for every little ailment. Some politician complained and a “prescription” was written into law.  And now all the “solutions” are interacting to make the patient sick. Continue reading

Repeal Obamacare But Do NOT Replace It

Republicans in Congress are painting Americans into a corner they will never be able to get out of with Obamacare.  The paint will never be dry, and we will always be stuck with a horrific piece of legislation.

Why are Republicans playing this game with our future?  Do they truly believe that they can, via government, provide a better social program than the Democrats?  What happened to Free Market principles.

First, repeal Obamacare completely. Continue reading

Picking Winners and Losers: How Our State Government Functions (Georgia Musical Investment Act)

Georgia’s State government is pretty much like every other government.  They love the idea of picking winners and losers.    Whether or not your business or sector is a winner or a loser is going to depend on a lot of things, but it will not depend on being equal under the law.


 

HB 155
Georgia Musical Investment Act

A BILL to be entitled an Act to amend Article 2 of Chapter 7 of Title 48 of the Official Code of Georgia Annotated, relating to the imposition, rate, and computation of and exemptions from state income taxes, so as to create an income tax credit for certain expenditures by a production company related to certain state certified musical or theatrical productions or recorded musical performances; to provide for rules and regulations and an application process related to such income tax credit; to provide for certain conditions and limitations; to provide for definitions; to provide a short title; to provide for related matters; to repeal conflicting laws; and for other purposes.

We apparently need to offer tax credits to production companies to the tune of 15% for Production Companies to come to the State of Georgia.  And if they locate into one of the 100 poorest counties, they could get an additional 10% credit.

And while the tax credit is limited to $5 million the first year, it will expand to $15 million by year three.

If Georgia politicians want a better business environment, then why do they not lower taxes for ALL Georgia businesses?  What game are we playing here?

Is the music industry in crisis?  Is there a reason that they need additional support from the State of Georgia?  Frankly, it doesn’t matter.

When government picks winners, they also pick losers.  Government should not be in that job.

Supply and demand should pic winners and losers.  And under the law, it should not matter if you have started a Music business or a Automotive Repair Shop.  Each should be treated equally.

It’s no wonder the American Public looks at government with disdain.  So much time and energy is spent attempting to engineer outcomes when they should only be administering the framework, and not determining outcomes.

By the way, it passed 157-11 in the Georgia House.  Now it goes before the Senate.  Let’s hope they have a little more common sense.