Fort Worth Has Region's Highest Tax Rate

The City of Grapevine sent around its July/August newsletter and on the cover was a graph showing tax rates in the region. Grapevine of course had the lowest tax rate, on the chart at least, but the highest tax rate may come as some surprise. No, it's not Southlake or Colleyville, it's Fort Worth. The publication notes that for a city its size, Grapevine is heavily reliant on sales tax and attracting businesses that provide amenities as well as bring in sales tax have been used to keep property tax rates low. 

Grapevine Area History: Supplement 1979-1989

Grapevine, TX Beer & Ale Coasters - 4pk

Kasbah Grill for Falafel and Mint Tea

As much as I like to think of city centers as places to find the best food, in the Dallas Fort Worth region, Irving gives both namesakes a run for its money. To prove this to yourself, try the previously mentioned Cavalli Pizza and also Kasbah Grill. Two favorites here are the falafel sandwich (just $3.99) and the lamb kabob ($8.99). You can add fries to the sandwich for $1.99 or a side salad for $2.99. The lamb kabob is served with rice.

My favorite item here however may be the mint tea. The waitress this afternoon told me its actually green tea with sugar and mint. I never know whether to order the large or small, however. The large may be good for up to an hour of tea drinking, but the small empties too fast.

2851 Esters Rd Irving, TX (214) 596-9206

New Trolley Turnabout Coming to West Village

PCC Car in San Francisco

A new turnabout in West Village will allow the McKinney Avenue Transit Authority to begin running PCC cars from Toronto. Currently only double-ended cars run on the line connecting the Art Museum with the West Village. The turntable also is being constructed adjacent to m DART’s Cityplace West subway entrance. It's expected to be a tourist attraction, as well as a practical tool to re-orient the streetcars. A recent article in the Dallas Morning News compared it to Ghirardelli Square in San Francisco. Efforts are also under way to loop the streetcars through the Dallas Arts District.

The PCC name comes from the design committee formed in 1929 representing the Presidents of various electric street railways. The Electric Railway Presidents’ Conference Committee, or ERPCC, was tasked with producing a new type of streetcar that would help fend off competition from buses and automobiles. It hasn't quite lived up to that task, but is currently helping provide alternatives to automobile use. 

Studies have shown a positive impact on real estate values from streetcar systems.

Suburban Philadelphia Trolleys (PA) (Images of Rail)
Pittsburgh Streamlined Trolleys (PA) (Images of Rail)
San Francisco's Market Street Railway (CA) (Images of Rail)

Texas Surpasses New York, Becomes Nation's Second Biggest Economy

Texas moved past New York over the past decade to become the nation's second-largest economy, according to a USA Today examination of data released by the Bureau of Economic Analysis.

"Texas (GDP) notched one of the biggest increases in size in a half-century, surpassing $1 trillion in annual economic output," the USA Today article said.

According to the article, Texas' $1.2 trillion 2010 GDP represented a 26.8-percent increase since 2000.

Though California retained its first-place ranking as the state with the largest economy, the article indicated that California's share of the national economy, which peaked in 1990, shrank faster than all but three states from 2000 to 2010. Noting the growth of Texas, USA Today suggested the Lone Star State may soon challenge California for the top spot.

NBA Men's Dallas Mavericks Short Sleeve T- Shirt (Dark Navy, XX Large)

Dallas Real Estate Shows Improvement in Latest CaseShiller Index

Data through April 2011, released by S&P Indices for its S&P/CaseShiller Home Price Indices, the leading measure of U.S. home prices, show a monthly increase in prices for the 10- and 20-City Composites for the first time in eight months. 

The 10- and 20-City Composites were up 0.8 percent and 0.7 percent, respectively, in April versus March. Both indices are lower than a year ago; the  10-City Composite fell 3.1 percent and the 20-City Composite is down 4.0 percent from April 2010 levels. 

Six of the 20 MSAs showed new index lows in April – Charlotte, Chicago, Detroit, Las Vegas, Miami and Tampa.  Thirteen of the cities and both composites posted positive monthly changes. Dallas showed a 0.5 percent increase. 

“In a welcome shift from recent months, this month is better than last - April’s numbers beat March,” says David M. Blitzer, Chairman of the Index Committee at S&P Indices. “However, the seasonally adjusted numbers show that much of the improvement reflects the beginning of the Spring-Summer home buying season. It is much too early to tell if this is a turning point or simply due to some warmer weather.

“Other housing statistics show the same trends. Single-family housing starts were up in May, but still well below their 2010 levels and still very close to their 30-year low. Existing home sales rose in May, but are  still about 15 percent below last year’s pace and about 35 percent below their 2005 pace."

While foreclosures remain a large factor in most parts of the country, the S&P/Experian Consumer Credit Default indices show a small decline in the pace of new defaults since last November. Other reports confirm that banks have tightened lending standards in the past year making it harder to qualify for a mortgage despite very low interest rates.

Knox-Henderson For Furniture

I don't buy much in the way of new furniture, but still its fun to make the rounds at major retailers to see what's in and out. In Dallas the Knox-Henderson neighborhood is a great place to do this. Major furniture retailers here include Crate and Barrel, Pottery Barn, Restoration Hardware, as well as some additional stores including Weir's Furniture and Mecox.

What's in? The distressed look and all things architectural. This is particularly true in Restoration Hardware, but also in the furniture department at Crate and Barrel. What do I mean by distressed? Wood without paint on it. If it looks like it's been sitting outside, perhaps on a wind-swept beach for a while, all the better.

The Real Truth About Streetcars

This article in the Dallas Observer about Streetcars was annoying to me. I think my favorite thing about Dallas is the McKinney Avenue Streetcar. I can't think of anything I like more. Even if it were true that buses move faster, run more frequently and run cleaner, the fact that passengers like streetcars more is enough reason to choose them over buses. After-all, people like cars more so they drive. Liking something is an important factor of use.

The other benefit of fixed-transit, ie transit that can't just go anywhere, is that things can be built around it. It encourages density, which helps support walkable retail. It's the whole of the walkable streets and communities that help make our neighborhoods attractive places to live. Buses can serve low-density communities, but it's there where public transportation is least effective and driving is most attractive.

Buses encourage building places where driving is attractive. Streetcars encourage building places where walking and public transit use is attractive.

Streetcars are better because we like them, they encourage dense development and lively retail districts and thus make our cities efficient, charming and livable.

See related: An Unwitting Accomplice

The Price of a Nice Townhome in the Suburbs

I still remark when I see the real estate listing prices for the townhomes in Southlake Town Center. Granted, they are very attractive and Southlake (with the possible exception of Grapevine which has a slightly higher walk score) is probably the most walkable area in the Mid Cities.  The prices, however approach a $1,000,000. That does get you an impressive four or five bedroom home with little in the way of exterior maintenance in a nice area, but you could buy a three bedroom stand-along home near downtown Grapevine in the low $200,000. 

The look of the community in Southlake is the model of the future, however. My guess is they'll be making  units that are smaller and more affordable. That will help achieve the density necessary to make self-sustaining neighborhoods. Neighborhoods like Grapevine will also begin looking more to this model. Grapevine will before long have the advantage of a rail connection to Fort Worth and DFW airport. Public transit is an obvious missing component to these new urban neighborhoods in North Texas. 

175 Summit Avenue, Southlake TX 76092

1506 Main Street, Southlake TX 76092

(Reprint) 1985 Yearbook: Carroll High School, Southlake, Texas
(Reprint) 1969 Yearbook: Carroll High School, Southlake, Texas
(Reprint) 1986 Yearbook: Carroll High School, Southlake, Texas