Really want to emphasize the denial part when faced with facts and examples! I would imagine you would argue that 2+2 can equal 22 as an "opinion" or that claiming that Dallas is the capital of Texas is just as valid as noting Austin in that role as a matter of opinion. How absurd.
All you have donr is prove that you have no idea what you are talking about. No professional in any related field or practice has ever stated the same "opinion" because it is simply not true. Yours is the opinion of a casial bystander and with worth hardly as much. Instead of taking the oportunity to learn and grow you chose to continue to rely on your ignorance and a total lack of experience. You seem the type that would argue with a doctor by employing you interpretation of facts and figures.
Have fun wallowing in denial and your stupidity!
OTP-Your idea of city + annexation = growth and that more annexed territory yields affordable housing is laughably absurd and displays an incredible degree of ignorance on the topic. For someone who professes a love of "truth" your last comment was certainly riddled with inaccuracies which were either purposeful or resulted from complete ignorance regarding the topic. How provincial. You obviously know very little about real estate, development, home costs and correlating land values. I should know-my living is closely tied to it. There are vast unincorporated and developed areas adjacent to the City of Miami that could be annexed if the city so chose to begin the process. Atlanta, Chicago, Miami (and essentially every other city’s) real estate values are not determined by how much land that city has annexed or has in reserve. Values are almost entirely driven by market demand and desirability. In the case of all of the cities you mentioned (except NYC) , I can direct you to addresses where a home with a yard would be of similar cost to a below average home in Memphis. Chicago, has thousands of acres of former residential neighborhoods that are now vacant and have extremely low property values. It is quite easy to find a home with a similar yard to the size found in Memphis in the $45,000-$90,000 range (1,500-2,800 s.f.) within an area of over 20 square miles extending both south and west of Downtown Atlanta all the way to the perimeter. The reason: no one wants to live there. The only way in which a city’s annexation of property correlates with property value is if A) the area being annexed does not have access to the infrastructure necessary to allow for higher density development and annexation would result in those services being provided which would increase the value of the property (cost) or B) the annexation is viewed as undesirable thus depressing desirability for that are and market values (costs). A city being “locked in” does not inflate its inherent value unless the surrounding area lacks some pretty basic services like sewers, a municipal water system water or natural gas. What does drive value is the desire of people to actually live in a certain location, income, and actual physical barriers and assets like mountains, rivers, lakes and coastlines (not paper barriers like a city limit).
By Richard Alley
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