I'm attending the American Dream Conference in Houston, Texas this weekend and I've learned some interesting things.
Houston is the fourth largest city in the United States.
Though, its median sales price of existing homes in 2007 was only $152 thousand.
Compare this to the top six largest cities:
City Population 2007
median sales price, existing homes
New York, New York (pop 8,213,839) $380-$540 thousand
2) Los Angeles, California (pop 3,847,059) $589
thousand
3) Chicago, Illinois (pop 2,842,753) $276
thousand
4) Houston, Texas (pop 2,117,937) $152 thousand
5) Phoenix, Arizona (pop 1,469,794) $257 thousand
6) Philadelphia, Pennsylvania (pop 1,456,350) $234 thousand
One
reason is that Houston is the largest city in the country that does not
regulate land-use through zoning. This means the free-market dictates where
commercial and residential activities occur.
There
are areas of the city where a large high rise shares a city block with a single
family home. While this may sound
unthinkable, consider that it does not happen in all places and where it does,
prices adjust to the situation. So a home near a commercial property would cost
less than a similar home in a traditional neighborhood.
Houston
is not without regulation, however. Typically, the use of a property is defined
through deed restrictions. So each property contains individual restrictions
that limit what the owner can do with the property. These restrictions are
similar to HOA agreements and they can range from landscaping to building
height requirements. The deed restrictions can expire (usually within about 50
years) and can be renewed (or left to expire).
Some
property owners will allow their deed restrictions to expire in order to sell
the property for commercial purposes with no land use limitations. This is how
large multi-use activities become intermixed. They are usually highly controversial and opposed by the local
residents.
Deed
restrictions can also influence the value of a property. Most residents enjoy
predictability with land use so tight restrictions that last a long time are
more desirable. Likewise, unrestricted properties are an invitation for
commercial enterprises.
While mixing residential and commercial development might be undesirable to some people, the majority of Houston residents seem to prefer it. There
have been several attempts to move Houston toward zoning but the public has consistently
rejected the idea. Thus, preserving the free-market system.