1. Presented by Elliot F. Eisenberg, Ph.D. National Association of Home Builders July 23, 2008 Bryan, TX THE METRO AREA IMPACT OF HOME BUILDING IN BRYAN & COLLEGE STATION, TX

2. LOCAL ECONOMIC IMPACT Construction phase –Jobs –Materials –Local fees, taxes, contributions Ripple or feed-back from construction –Wages spent in local economy Occupancy phase –Earnings spent in local economy

3. Conventional wisdom says new jobs produce new homes But, new home construction is a key source of employment!

4.    VALUE OF CONSTRUCTION SERVICES PROVIDED AT CLOSING PERMIT/HOOK-UP/IMPACT FEES (Info Obtained From Local Sources) INCOME FOR LOCAL RESIDENTS TAX/FEE REVENUE FOR LOCAL GOVERNMENTS CONSTRUCTION PHASE INPUTS: OUTPUTS: MODEL OF THE LOCAL ECONOMY

5. LOCAL INCOME & TAXES FROM PHASE I LOCAL INCOME & TAXES SPENDING ON LOCAL GOODS AND SERVICES Consumer Expenditure Survey (U.S. Bureau of Labor Statistics) MODEL OF THE LOCAL ECONOMY RIPPLE PHASE INPUTS: OUTPUTS:

6.  INCOME OF HOUSEHOLD OCCUPYING NEW HOUSING UNIT LOCAL INCOME & TAXES SPENDING ON LOCAL GOODS AND SERVICES PROPERTY TAX PAYMENTS MODEL OF THE LOCAL ECONOMY OCCUPANCY PHASE INPUTS: OUTPUTS:

7. Bryan-College Station, TX MSA

8. The Bryan-College Station, TX MSA Multiplier Only Captures Spending that Stays in the MSA Includes: Banking, Car Repair, Dry Cleaning Day Care Services, Legal Services Newspaper Delivery, and Restaurants But not: Auto Manufacturing, Mattress Manufacturing, Movie Production, and Travel Agency Services

9. History of the Model Over 520 eco. impact analyses performed Users of the model include: Boone County Kentucky Habitat for Humanity, International MI State Housing Development Authority Michigan State University Missouri Housing Development Commission Univ. of Florida Univ. of Massachusetts Univ. of Montana West Virginia Housing Development Fund…

10. Assumptions of the Model Average house price Single Family Average house price : $263,201 Average raw lot cost : $26,171 Permits/Infrastructure : $5,071 Annual property taxes : $5,508

11. Economic Impact of Single Family Home Building Construction phase Ripple effect from construction phase Occupancy phase Ten year total

12. FIRST YEAR IMPACT: SF Construction Every 952 SF Homes INCLUDING: 1,680 Jobs in Construction 361 Jobs in Wholesale & Retail Trade 210 Jobs in Business and Professional Services

13. FIRST YEAR IMPACT: SF Ripple INCLUDING: 266 Jobs in Wholesale and Retail Trade 253 Jobs in Local Government 140 Jobs in Health, Education and Social Services

14. ONGOING SF ANNUAL EFFECT INCLUDING: 184 Jobs in Wholesale and Retail Trade 170 Jobs in Local Government 94 Jobs in Health, Education and Social Services

15. TOTAL SF IMPACT: FIRST TEN YEARS 952 HOMES Local IncomeLocal Taxes $442,069,000$123,601,000 Along with 3,622 temporary jobs and 839 permanent ones!

16. BIGGEST LOCAL EMPLOYERS Average house price EMPLOYER # of FT JOBS Texas A&M University 12,000 Texas A&M University System 8,000 New Residential Construction 2,390 Bryan I.S.D. 2,090 Sanderson Farms, Inc. 1,850 St. Joseph Regional Health Center 1,560 Universal Comupting Services, Inc. 1,400

17. BUT NEW HOMES REQUIRE: Fire and police protection Garbage collection Parks and recreational opportunities Roads Primary and secondary education Etc… INFRASTRUCTURE

18. Required Current Expenses per SF Unit

19. Required Capital per SF Unit

20. Does new construction pay for itself? The benefits of construction & The costs of construction Now that we know:

21. By the 2 nd year economic impacts offset fiscal costs By the end of the 2 nd year the debt is fully paid off In the 2 nd year, net is $5,441,455 and is $5,680,775 thereafter Yes it does! For every 952 single family units--

22. Over 15 years, every 952 SF units generate a cumulative $178.9 million in revenue for local governments—but only $105.3 million in costs

23. What does 2 years really mean? Is it OK, or should it be done faster? Big purchases take time to pay off. Car loans now last 5 years, and many lease! How fast did you pay off your student loans? How fast are your kids paying off theirs? Did you pay off your home in 2 years?

24. Almost done, just a bit more

25. A Closer Look at Primary and Secondary Ed. 12.6% attend Private Schools 1.7% are Home schooled 0.4 school age children / MF unit 0.6 school age children / SF unit State aid is $92 million or 51% of budget

26. How Large Are Non Property Tax Revenues Single family property taxes are $5,508/year. But, yearly revenue is $11,624/unit per year, which is 111% more. Clearly, property taxes are not the whole story!

27. Elliot F. Eisenberg, Ph.D. Call: 202.266.8398 Fax: 202.266.8426 eeisenberg@nahb.com 1201 15 th Street NW Washington, DC 20005-2800 QUESTIONS?