Show me the money!!!
EDITOR’S COMMENTARY
RETAIL DEVELOPMENT NICE, BUT INCOME LAGS FAR BEHIND! by Wayne Hodges
Gentrification – The restoration and upgrading of deteriorated urban property by middle-class or affluent people, often resulting in displacement of lower-income people.
KANSAS CITY, KS – On Wednesday (March 13, 2009), Cindy Cash, president of the Kansas City Kansas Chamber of Commerce released a guest column in the Kansas City Star in response to an article I wrote the previous week regarding resident finances in Kansas City, Kan. While reading the column, it became painfully obvious the Chamber believes I’m against economic growth and new development in Wyandotte County; more specifically the Legends of Village West. I’m puzzled by the assumption because I never mentioned the Legends as being a failure.
The article simply addressed a few key financial issues concerning Wyandotte County taxpayers. For instance, Citydata.com reports Kansas City, Kan. residents earn a rather flimsy median income of $36,000, compared to $48,000 for the rest of Kansas. Wyandotte County also led the ‘Sunflower State’ with a mind-boggling 1,940 foreclosure filings in 2008.
Keep in mind; I didn’t make up these statistics. I’m just the reporter. My job is to disseminate the news. Please don’t shoot the messenger? I agree with Cash. The Legends has provided great employment opportunities for area youth. And, as a community, we’re certainly grateful. That said, in a thriving economy, teenage income is considered more of a supplement to the local income/tax base rather than a driving force. Adult earnings, which represents one of Wyandotte County’s greatest financial challenges, are typically responsible for paying mortgages, car notes, insurance premiums, and property taxes.
High real estate taxes have plagued Wyandotte County homeowners for decades
Citydata.com also reports nearly a quarter (23%) of the Kansas City, Kan. population lives in poverty. And although county tax rates have been reduced 26% since 1997, property values have increased at an even greater rate (25-50%) during the same stretch; resulting in high real estate taxes for financially strained property owners. Yes, several new housing developments such as Escalade Heights, Peregrine Falcon, and Reunion Homes now grace the KCK community. However, it should be noted; most of these homes, as of this very moment, are sitting empty. Why? The county disposable income/tax base is just simply not strong enough to support a rash of new development.
Cash mentioned the Village West STAR Bonds will be paid off in roughly 5 years, or by the year 2014. That prognosis, however, was made by county officials before the recession. Meaning? The faltering conditions of our national economy could easily delay that timetable. Even if the bonds are paid off as originally predicted, can Wyandotte County residents afford 5 more years of high property taxes, record foreclosures, business closings, struggling public schools, vacant new housing developments, poor median income, and high crime rates? My answer is no.
In my opinion, Wyandotte County officials should act meticulously and adjust their economic strategy to better compete with our nation’s recession. Rather than back the construction of more retail development, the focus should shift towards building new corporate office parks and manufacturing/industrial plants to provide ADULT residents ample opportunities to earn wages in the $15 to $20 per hour range. Once again, I agree with Cash. Stores and shops come and go. However, material wealth and capital are almost infinite; hence the phrase: “SHOW ME THE MONEY!!!”
Wayne Hodges, an MBA from St. Mary University, is the editor of “Mass Appeal News.” He is also an adjunct professor, MPA at Kansas University, and legislative intern with the Kansas Senate. Wayne welcomes your comments at whodges@massappealnews.com
To see Harlem residents discuss high taxes, click the play arrow.
March 13th, 2009 at 7:29 am
Wayne, I am proud to have been your classmate!
Being a native of Kansas City, Kansas I want to see Wyandotte County succeed in growth, and Wyandotte High School bulldogs to remain the most beautiful high school in Kansas occupied with brillant students, and my 93 year old father’s home taxes to decrease. In fact, my father would love to take advantage of the Wyandotte County Homestead program, but on his measly social security, the county believes he makes too much money to qualify–go figure!
I am with you–”SHOW ME THE MONEY!!!”
March 14th, 2009 at 8:45 am
Thanks Lynda! And I’m certainly proud that we’re colleagues as well. Like you, I also grew up in Kansas City. My passion for the development and growth of Wyandotte County is unmatched. However, to achieve economic success, resident income must be addressed first. Cindy Cash is right. Stores and shops will come and go. However, material wealth and capital are almost infinite. Hence the phrase: “Show me the money!!!”
March 28th, 2009 at 9:11 am
Wayne, I agree with you. What good does it do to build all these new businesses when residents can’t afford to shop there in the first place. Wyandotte County should focus on eliminating poverty first, then build new stores later.
May 22nd, 2009 at 8:58 pm
Excellent article! More residents in urban communities must come to understand the effects of gentrification and its impact on property taxes. Nice job! I want to see more.
June 7th, 2009 at 10:29 am
Hodges, I appreciate you lending insight to the term gentrification and its effects on the poor. It’s pretty sad that public officials continue to take advantage of low income families to earn a profit. This explains why our nation is in the downfall its in.
July 11th, 2009 at 2:07 pm
I’m new to your website but I’ve enjoyed what I read so far. This is an outstanding article. I will recommend it to my friends and see if I can attach the link to our church website. Lots of great material in this article. Keep up the good work.
September 10th, 2009 at 1:50 am
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