Rent vs. Buy – The Simplest Answer

white_picket_fence
Just add 2.3 children and a Viking stove and you’ve got the American Dream!

The “Rent v. Buy” discussion offers endless opportunities for debate.

We can talk about the opportunity to buy a piece of the mythical ‘American Dream’ – on the path to acquiring key accessories like a white picket fence, 2.3 children, and a Viking stove.

We can talk about the extraordinary risks taken by mortgage borrowers borrowing to the maximum before 2008 and the devastating financial losses many suffered in the aftermath of that financial crisis.

We can talk about the pride of fixing up one’s own dwelling as an owner. Or just as easily, we can note the smug satisfaction of calling Bob the superintendent and ordering it done. Make it quick, Bob!

Some of these preferences derive from personal leisure time preferences, risk tolerance, or lingering Leave It To Beaver fantasies. I don’t have any comment on those factors.

leave_it_to_beaver
Are Leave It To Beaver fantasies leading you to home ownership?

I do have comments, however, on the financial implications of the Rent v. Buy debate.

Online calculators

You can find delightful Rent v Buy calculators online.

I prefer The New York Times’ calculator myself, but there are other great ones on various realtor’s sites as well as brokerage sites. Another site, BankRate.com walks you through a series of qualitative questions to determine suitability for home ownership versus renting. These are all fine and cool.

I do not recommend spending too much time with any of these online models, however, because ultimately the financial models depend on inputting assumptions about a bunch of unknowable future financial factors. Do you know what your income taxes and real estate taxes will look like five years into the future? Do you know the future rate of inflation, the rate of increase in rent, the insurance and repair costs of a home? I mean, if you had certainty and accurate insight into these things you’d be running a high frequency trading fund by now, not fiddling around with online rent v. buy calculators.

I’m in the ‘making things simple’ business, and I believe you only need to satisfy two conditions to make the move from rent to buy.

First thing: Do you have a steady, predictable income? If you do not, then home ownership is a terrible idea. It’s just too risky.

Second thing: Do you plan to stay in the same place for the next five years? If not, real estate values are too volatile to mess with, and the frictional costs of getting in and out of real estate ownership are too high – after factoring in brokerage, title, loan, and attorneys fees.

So that’s it: If you’ve got a steady income and plan to stay five years in the same place, then go for it.

Wait, I haven’t said this strongly enough.

Commodities Trader says Buy
Commodities Guy says: BUY! BUY! BUY!

Picture me for a moment like those commodity trading pits guys (who don’t really exist anymore) a phone in each ear and tie askew, hands gesticulating wildly and shouting “Buy! Buy! Buy!” into both phones simultaneously. That’s how strongly I feel about the financial advantages of home ownership, if you can satisfy my two conditions above.

In order of importance, here’s why home ownership offers powerful financial advantages.

Automatic Savings

I can’t prove this, but I’m convinced this is the most important financial reason to buy a home. Most of us have no extra money month-to-month, so the idea of putting money away for long–term investments is, let’s say, elusive. But when we own our home with a mortgage, we end up paying small chunks of principal in the ordinary course of paying for our shelter. Over 30 years many middle-class homeowners manage to sock away hundreds of thousands of dollars of wealth without much pain because it happens monthly, automatically, even sneakily.

Tax Advantages

Everybody talks about the mortgage interest tax deduction, which is fine, but not the most important tax advantage of home ownership. The most important tax advantage – by far – is that in most scenarios when you eventually sell your home, $250,000 of capital gains are tax free, or $500,000 for a married couple. No other financial asset offers that kind of tax-free growth in value. Not only that, but real estate taxes are deductible from federal income taxes, as are other mortgage expenses like ‘points.’ Home ownership is just a great big bundle of tax advantages, courtesy of your middle-class homeownership-pandering Congress. Thank you US Congress! We love you! Muah!

Inflation hedge

Hey gold bugs, you’ve got the wrong idea. Home ownership is an awesome inflation hedge, because you can reasonably expect the price of your home to go up in line with inflation. When you rent, inflation hurts. When you own, inflation helps. If you own a home, especially with a mortgage, you can be all, like, ”Inflation? Bring it on! I am hedged!”

gold_as_an_inflation_hedge
Not an inflation hedge I endorse. But home ownership, yes!

Leverage

That’s finance-speak for buying more than you can actually afford, through borrowing. Of course being debt-free is a great idea that everyone should aspire to, but the leverage part of home ownership has long been a key part of middle-class wealth-building.

Outside of mortgages, lenders will never offer you 4-to-1 leverage, meaning the chance to buy a financial asset by only putting 20% upfront and paying off debt over time.

How does leverage work?

If you put down just 20% of the value of a thing, and then the thing goes up in value by 10%, with 4-to-1 leverage the value of your ownership in that thing increases by 50%. This is amazing! Obviously leverage (aka debt) is a double-edged sword and can lead to catastrophic losses if your thing goes down in value by 10% (or more!) But still. Leverage!

rent-v-buySmall print disclaimer before my summary conclusion: I have not mentioned the issue of down payment (you need it!) and decent credit (you need it!) when deciding on Rent v. Buy. So there’s that to consider as well. But for now let’s focus on the simple message below.

The four factors above make ownership awesome. If you have a steady income and five years in the same place, BUY!

 

Please see related posts:

Housing Part I – What we do when we own a home

Housing Part II – The Risks

Housing Part III – Big Opportunities

Please see related video on Rent v. Buy

 

 

Post read (2207) times.

Downtown Revitalization – The Role Of A Billionaire

Monopoly BoardwalkIn downtown Las Vegas Nevada recently I visited a small business that is the opposite of everything we normally associate with Sin City. The small business made me think about the role of both visionary billionaires and geography to city revitalization.

The small, serious, bookstore The Writer’s Block opened last year as part of The Downtown Project, entrepreneur Tony Hsieh’s plan for bringing tech startups, small businesses, and a sense of community back to Las Vegas’s downtown.

How does this even exist?

The Writer’s Block is the type of business that is hard to believe even exists in 2015. Not to mention, it exists within shouting distance of the Las Vegas casino monoculture madness. While Amazon.com swallows up entire multiverses of retail shops – slaying Barnes and Noble and every other bricks-and-mortar shop in its path – how does an independent anachronism like The Writer’s Block dare to open?

The free market alone would never support this.

I’m just spitballing here but I suspect not enough Las Vegas residents live close enough to The Fremont Experience to need a quickie Dom Delillo White Noise discussion in person, while picking up their Kierkegaard paperback.

The crazy irony is that a precious, almost twee, bookstore like The Writer’s Block only exists because Hsieh, who sold Zappos for $1.2 Billion to Amazon, makes it exist.

Without Hsieh’s vision and investment, the free market does not, could not, create a bookstore like this. The free market in Las Vegas supports the casino monoculture.

Just like the “free market” in downtown San Antonio supports more tourism and hotels.

So places like The Writer’s Block need a financial thumb on the scale to overcome what the pure “free market” would produce all on its own.

So who provides the thumb on the scale?

Monopoly rich guy

It seems to take a big money capitalist like Hsieh to defend the small money capitalist growth of businesses like The Writer’s Block against the city monoculture.  It’s all very strange and ironic, but I feel like it’s important for San Antonians to consider.

On the role of the well-heeled visionary in making this happen

In my hometown San Antonio, we count one very successful urban infill development – called The Pearl – which originally depended greatly on the vision and investment of a single investor. It wouldn’t have happened without his purchase of real estate and investment in curating the businesses to fill The Pearl development.

Subsequent entrepreneurial investment and development has followed up this lead. The result is the rebirth of an entire section of the formerly neglected area just north of downtown.

With very few exceptions (only the occasional ‘The Rent Is Too Damned High’ complaint) The Pearl has garnered huge praise and very little criticism. It works. It also appears to have enough momentum to succeed far beyond the scope of the original investor’s investment in The Pearl.

It’s too soon to say the same for Las Vegas’ downtown.

Haters gonna hate hate hate hate hate
Haters gonna hate hate hate hate hate

Shake It Off

As you might expect for an ambitious project funded by a singular visionary multi-millionaire, not everyone is happy with Tony Hsieh. As my good friend Taylor Swift so rightly sings, “Haters gonna hate (hate hate hate hate.)”

I would sum up this shade as suspicion about a wealthy person pushing their vision on a city, backed by his own funds to enact that vision, and the natural schadenfreude that whole hot mess engenders. Personally, I disagree with the haters, as I don’t see this as nightmare dressed like a daydream.

Yet the haters have a point, because taken as a whole, the Las Vegas Downtown Project does not feel, yet, like a real downtown city. Huge gaps remain.

For this to work, I assume Hsieh’s catalytic investments have to be followed up in the next ten years by many more times the volume of independent investments, by other entrepreneurs, to actually make downtown Las Vegas come alive as a real place, for real people who live there. But you can see the outlines of a real place there, and that feels exciting.

taylor swift daydream

Geography in Downtown San Antonio

Another well-heeled visionary in San Antonio has taken on downtown proper as his canvas for urban renewal, tech startups, and a sense of community. Like the Downtown Project in Las Vegas, the rebirth of downtown San Antonio shows promising signs from a low starting point, but has a very long way to go to feel like a real, live, urban downtown attractive to residents rather than tourists.

One challenge is that the geography of downtown San Antonio is bigger than The Pearl. Also unlike the Pearl – which started out in a pretty empty section of town – any new construction in downtown San Antonio has to compete geographically with the still-thriving tourist monoculture already in place.

Real Estate in downtown San Antonio isn’t actually that cheap. Real estate owners by reputation have a habit of holding on until the next hotel chain offers top dollar, so we get more hotels to replace the emptiness rather than something new.

Hsieh’s Downtown Project in Las Vegas has the advantage of focusing on relatively empty, dilapidated areas a few blocks removed from the casino monoculture of the Fremont Experience, which keeps it from competing directly with the awfully repetitive, but financially viable, casinos.

Folks focused on downtown San Antonio do not have the same luxury of empty space enjoyed by the Downtown Project, but must work with and around the existing tourist infrastructure.

We’re years away from knowing whether these experiments will succeed.

Please see related posts:

Book Review: The Death and Life Of Great American Cities by Jane Jacobs

Las Vegas and San Antonio Downtown Monoculture Problems

Las Vegas Tourism and the Antidotes

A version of this post ran in the San Antonio Express News

 

 

 

Post read (1229) times.

Downtown Revitalization – The Limited Role of Government

touristy alamoI wrote previously about the Downtown Project for Las Vegas NV that I think folks in my hometown should pay attention to.

I enjoyed visiting the nascent Las Vegas Downtown Project because it made me reflect on my original questions: How do cities die? And how do cities renew themselves?

I’m a ‘market-based capitalism’ guy most of the time, but I’m convinced that cities can die through the natural ‘market-based capitalism’ process when a single industry or economic monoculture sucks all of the interesting real life out of a place, as casinos have done in downtown Las Vegas, and tourism has done for downtown San Antonio. When I say ‘die’ I don’t mean the death of all profit or even a scarcity of jobs, but rather the harder-to-define but nevertheless deeply felt way in which a city ceases to be a place we would enjoy spending more than one day in.

But if economic monoculture is the cause of certain type of blight, how do we solve that? It’s quite a problem.

As a ‘market-based capitalism’ guy, I see little evidence that municipal governments are good at spurring city turn-arounds. Few local political leaders would ever block the addition of another casino in Las Vegas, or the founding of another hotel in San Antonio, and who could blame them? When you’ve got a financially successful industry in an area, municipal entities and political leaders can’t be in the habit of squelching additions to that industry.

In addition, public entities don’t seem great catalysts for city turnarounds. I trust that public entities can create ‘safer’ places. They can encourage the tear-down of blighted buildings. They can penalize rule-breaking or negligence among property owners.

But despite being filled with good people and good intentions, city governments rarely create beauty, or delight. They don’t generally have a singular vision for a human-scaled rebirth. Governments can do a good job of removing “the bad,” but are more hamstrung at trying to add “the good.”

That’s where the first-to-act civic-minded billionaire seems to come in.

To renew themselves, Las Vegas and San Antonio needed someone with both a vision and the resources to enact that vision. And then that vision and early investment needs to inspire many multiples of follow-up investment from others who can build on the catalytic actions of the first-to-act. The Pearl in San Antonio seems to have achieved that.

The Downtown Project in Las Vegas and the San Antonio Downtown by contrast are happening in parts of the city very much in the earliest stages of rebirth. Downtown boosters and haters alike can each point to evidence of the success or failure of the experiments up until this point, and neither would be completely right or wrong. To the pedestrian visitor, the monocultures still dominate, almost completely.

container_park_las_vegas
Container Park design, Las Vegas

The few pockets of human-scale renovation in both places seem disconnected, fragile, nascent. They all need massive follow-up investments by other entrepreneurs to make it connected and viable. But hey, I see reasons for hope, despite the odds. I’m an optimist. I mean, you have to be willing to forget the odds in order to take a trip to Las Vegas in the first place.

 

Please see related posts:

The Downtown Monoculture Problem

Tourism and the Some Highlights of the Las Vegas Downtown Project

 

 

Post read (973) times.

Audio Interview with Wendy Kowalik Part III – Happiness, Pyschology, and Gender

Predico_partnersPlease see Part I with Wendy Kowalik, on fees, and Part II with Wendy Kowalik, on Insurance and Getting Rich Slowly

Michael:          Hi, my name is Michael and I used to be a banker.

Wendy:            Hi, Michael. My name is Wendy Kowalik, I founded Predico Partners. We’re a financial consulting firm.

On Happiness

Michael:        In your experience you’re dealing with both high net-worth folks and very moderate net-worth folks.

Tell me about are the rich really different from you and me? I mean specifically this idea of happiness. I think we know from popular culture, probably, that money doesn’t buy happiness. But I wondered in your experience are people different on the happiness scale if you have 10 or 50-million net worth?

Wendy:            I don’t think that money buys happiness. What I’ve seen over the years of doing this is a lot of times it brings more complications that they weren’t expecting, especially when it shows up quickly. Then it’s a struggle between how much do you help your children, how much do you help family, how much do you help others versus how much do they need to survive. It brings into a lot of families struggles that they weren’t expecting, just from “where do I draw the line.”

The number-one thing people are concerned about is “I don’t want my children to feel entitled.” How do I make sure they understand the value of the dollar? How do I make sure that they’re going to be a benefit to society and really do something — not be everything you see on social media on trust-fund children? That’s a real struggle that people always say if I had money I wouldn’t worry about. But your children, you’re going to worry about whether you have money or don’t.

Michael:          I differentiate in my life people I meet between — I have my prejudices, and one of them is –  people who’ve made the money in their lifetime and people who simply inherited it. It’s perhaps an unfair divide, but it’s a quite American democratic divide that I make. Other people do this as well.

Do you find people who’ve made the money have a totally different perspective on the money than the people who have simply inherited the money?

Wendy:            Absolutely, at the end of the day the people who have made the money have normally done it through struggles, especially if they’re business owners or they’ve earned it over time. They’ve had failures. The people who are second generation many times have not had the failures.  They’ve just seen it as life is good. They’ve seen the cash coming in, and especially third generation, because they’ve never not had the money. Sometimes with first generation, because they didn’t have it early on, the kids maybe didn’t grow up the same way. But it is a very different situation when you’ve never failed, either in business or in money. That’s one of the greatest obstacles is how do you let kids fail when you have the opportunity to bail them out.

wendy_kowalik
Wendy Kowalik

Michael:          The deep mixture of psychology and money, which I also think is pretty  interesting, fertile ground for discussion. My site, Bankers Anonymous is really  all about me coming to terms with my business failure in a sense, and then being like “let’s talk openly about money” and maybe a bit of the psychology of money, and a focus on investing and that kind of thing, but also globally with a lot of other things. There’s an element where there’s a personal project.

I’m deeply interested in that topic, of people experiencing failure around that or experiencing deep psychological discomfort around that. I’m not sure this will make the cut of the podcast but for me that’s a really interesting set of topics.

On Role of Psychology in Investing

Michael:             One of them relates to the role of the investment advisor, and I use a couple of phrases when I talk to my friends and acquaintances about money and managing money, and investment advisory advice. One of them is the role of an investment advisor is really deeply a psychological role. It’s to hold your hand at certain moments. I have recently written on one of my posts that probably the most important role is to hold the hand of the client when the market pukes, and then go “Don’t sell. This isn’t the moment to sell.” It’s a very deeply — has very little to do with market knowledge and everything to do with holding the hand of the person, and saying: “Remember, we talked about this, and I know you’re freaking out, but it’s a deeply psychological time. Just trust me, don’t sell.” Do you find yourself doing some version of hand holding or really being the psychological coach to your clients?

Wendy:            It is absolutely probably one of the keys to psychology to this business. If you think about it, you’re asking people on a daily basis to do what is completely opposite of what they know and feel.

The best was in the ’90s. We had a client’s son called. He’d been in the 401(k) for about five years at that point. He called and said, “I need your help. We have to figure this out. I’m in a 401(k) and those accounts don’t go down. I need you to figure out what’s wrong, what did my company do, how did they mess this account up?” He’s been in the stock market in that period of time where it had never lost money. He really believed that it just completely kept going. If you put money in, this stuff went up. Not like everything else outside your 401(k).

Michael:          Some magical pixie dust of your 401(k) that just made it go up. One of my mentors on Wall Street [famously] said to me as an aside, but I never forgot it. He said, “I love this job. It’s 5% bond math and 95% child psychology.” It’s true for Wall Street sales and true for I think investment advisory.

There’s an investment advisor I don’t know personally but I read his stuff. I’m on his newsletter that I mentioned to you in the past, David Hultstrom, who said, “Investment advisors make the mistake of thinking their job is to increase their client’s money or increase the size of the portfolio. But really, they increase the client’s happiness.” If you see it that way you have a totally different possibly set of ways in which you approach the client. Forget about making the money or increasing the portfolio. Make them happy. It seems like a wise, profound thing to say.

Wendy:            It’s a very true statement.

Gender in Finance

Michael:          What about being a woman in finance? On Wall Street there were plenty of women on the trading floor. On the other hand, they weren’t generally my bosses nor were they running the firms. There’s a glass ceiling there in those types of jobs. When you’re running your own company you’re running your own company, but do you find it is different for a woman than a man, still?

Wendy:            It’s interesting. There’s definitely much fewer women. If you look at the insurance industry they’re almost non-existent in the insurance business. There’s definitely many more in the investment side of the business than there are in insurance. It is a difference in the way that women and men go about how they make decisions and how they talk to clients about things.

It’s been interesting to talk to clients over time about the differences in the way that women and men approach money and approach topics of money. It’s a fascinating difference as you sit across the table.

Michael:          Is it harder, easier, better, worse?

Wendy:            I don’t think it’s harder. I think it’s definitely different. I’m more question oriented so I have to dive down into details to get the ultimate facts. I can’t come to you and just talk off the top of my head if I don’t know it to be true, whereas I’ve found most of the men in the business are very comfortable that once they have a high level of knowledge they were ready to go forward with it. They dive down into the details after they got down the road. It was just that sense of confidence of knowing that I had all the answers first. There’s a good happy medium.

Michael:          Men are better at bluffing their way to begin with?

Wendy:            True, yes, they’ll jump out there sooner. The good side of it is they’ll move faster than most women will. The downside is maybe they don’t have all the facts to move faster. Those are complete generalities because I work with men and women on both sides of the table. I think after 20 years in the business all of us learn to adapt. I’ve learned to be willing to move forward without having to have every single piece to the puzzle. But I think you have men that sometimes need to slow down and probably not shoot from the hip.

Michael:          Last week, a quick story about my nine-year-old daughter, she was selected to be the traffic patrol kid with a team of a dozen patrols.  They get there early and stay late as kids come into school and cross the street. They put up and down the flag and fold it. So one of the honorary things is putting up and down the flag. The other day she and another boy, Shawn, were selected to be captains. It’s a great honor. Of the dozen or so in her cohort, Shawn and she are going to be captains. She said, “They’re going to teach me how to do the flag. Of course, Shawn’s already been taught the flag.” And my wife and I said why is that. She said, “Well, he just acts like a captain already so he just kind of hangs out there, and they taught him how to do the flag.”

safety_patrol
Not my actual daughter, just some randoms from Google Image

Wendy:            That’s a perfect example.

Michael:          I thought holy cow, that is life right there. The boy just kind of hangs out, I’m kind of a captain type, and they taught him. She’s a rule-following kind of cautious kid, so she’s going to wait until somebody invites her to be taught. I was just floored and thought that’s it in a nutshell.

Wendy:            That nailed it.

Michael:          I don’t know what we’re going to do. But it’s super typical. She just needs to know that sometimes you’ve got to fake it, hang out, and get taught how to put the flag up.

Wendy:            That’s right.

Michael:         but let’s end this call now. Then let’s keep talking. Thanks so much.

Wendy:            Take care, bye.

Michael:          Bye.

 

Please see related posts:

Do You Need An Investment Advisor – Why?

Talking to Children about Money – I still need to read Ron Lieber’s book

Book Review: Why Smart People Make Big Money Mistakes, by Gary Belsky and Thomas Gilovich

Stupid Smart People

Post read (661) times.

Las Vegas Downtown Monoculture Problem

gold_spike_downtownI recently visited Las Vegas, NV.

I did this in part to lose money at the poker tables, and in part to check out the Las Vegas “Downtown Project” that I’ve read about in recent years.

I visited with two questions in mind.

First, how does part of a city die?
Second, how do you revitalize a city downtown?

I’m no urban revitalization expert. I learned the little bit I know about the subject from a fifty year-old book by an author obsessed with Greenwich Village. Jane Jacobs answered the ‘how does a city die’ question by arguing that cities can become victims of their own economic successes. This happens when a profitable industry continues to grow until it metastasizes and wipes out other economic activities in the city. The result is an economic monoculture. And monoculture cities die.

In modern America, Las Vegas represents the archetype of a death-by-monoculture city. Las Vegas offers about 36 hours of tourist gambling fun, then turns sour. Monocultures are not attractive to live in for locals either. Monocultures tend to spread economic death, as residents move away or stay away.

So you can see why I was thinking about this when I visited Las Vegas. The attempt to catalyze an alternative to monoculture is what makes Las Vegas’ Downtown Project, inspired by an entrepreneur named Tony Hsieh, so interesting.

zappos_logoHsieh – who built and sold shoe seller Zappos.com to Amazon for $1.2 billion – has dedicated his talents and maybe $350 million on an experiment in answering the second question, attempting to bring Las Vegas’ downtown back to life.

Hsieh funds startups with a view to creating an inter-connected urban area for Las Vegas locals, an antidote of economic diversity for the city’s downtown area.

How SA is like LV

In a related story, I live within walking distance of downtown San Antonio, TX which, while an economically successful tourist draw, offers almost nothing of interest for locals. I know this sounds overly harsh to the few exceptional excellent restaurants and cultural centers there, but those can be counted on one hand as isolated islands, basically unconnected, in a sea of emptiness and tourism. I’ve lived thisclose to downtown for about six years, yet rarely go there. When friends and relatives visit, and they insist on seeing the Alamo and the Riverwalk, I try to warn them. Inevitably they find it as underwhelming as I do.

The ironic thing about this, obviously, is that the San Antonio Riverwalk was originally a stroke of urban-planning genius.
Also, I’m not denying downtown’s financial viability for the hotels, restaurants and Ripleys-style funhouses catering to tourists and conventioneers. I’m just saying that that economic success – the monoculture – has made it by and large an unappealing place to visit, as a San Antonio resident.

San_antonio_no_fly_zone
San Antonio No Go Zone For Residents

Since Las Vegas represents the ultimate monoculture problem, a problem many times bigger than San Antonio’s, I was intrigued to see what Tony Hsieh’s vision and money has wrought, despite the odds.

The Las Vegas Downtown Project

My quick answer: This is freaking awesome.

Further, I hope the myriad folks dedicating their vision and passion and money to downtown San Antonio are paying close attention to Hsieh’s Downtown Project experiment.

In an earlier post I detailed the small-scale pockets of excellence that make up the Las Vegas Downtown Project.

Any one of these Las Vegas places, if only they existed in San Antonio, would be a reason to go downtown, pretty much all of the time.

A downtown pulse in SA

Recent real estate investments by Weston Urban and GreyStreet partners on Houston Street indicate there’s a strong pulse among local developers. There’s no shortage of capital here, ready to deploy in the heart of downtown. That’s really not the problem.

The problems of revitalizing San Antonio and Las Vegas are (among others): Is there housing for residents? Are there non tourist-oriented jobs? Are there attractive public spaces? Are they walkable? Are they connected?

Frankly the Downtown Project in Las Vegas doesn’t have these things yet either, but each of their parts hold strong promise.

Most importantly – and this is what the Downtown Project gets right: Are there locally-oriented sources of urban excellence that would continually draw residents into an urban core? In Las Vegas, I found to my delight, yes.

Container Park, LVNV Urban Excellence For Residents
Container Park, LVNV Urban Excellence For Residents

So far, in San Antonio, not really.

Next I’ll write about the role of the visionary billionaire, haters, geography, and government.
Please see related posts:

The Tourist Problem according to DFW and Downtown Project Highlights, A version of which ran in the Rivard Report.

The limited role of government in curing a city monoculture

Book Review: The Death and Life Of Great American Cities, by Jane Jacobs

Is stock investing like a casino? No. But YES!

A version of this post ran in the San Antonio Express News.

 

 

 

Post read (838) times.

Las Vegas Tourists And The Downtown Project Antidote

 Who Killed Las Vegas?

freemont_experience
I’m the one with the shirt on

I recently stayed at a hotel and lost money at the poker tables in Las Vegas[1] situated squarely in the downtown monoculture of the Fremont Experience.

The Fremont Experience is as you would expect – flashing lights, zip-lines, elderly men in Borat-style mankinis – and good for the 36 hours (maximum!) that you plan to be there.

Which is to say, after a short while, it’s impossible to enjoy. If I lived in Las Vegas, I would avoid this place at all costs.

Just a few blocks away from the Fremont Experience, the Tony Hsieh-led Downtown Project has curated, funded, and purchased real estate for a number of locally-oriented businesses. Businesses catering to actual, real live, Las Vegas residents.

Each of these locations independently represents a glorious reprieve, a gulp of oxygen, apart from The Las Vegas Strip or the Downtown Fremont Experience.

I visited the Downtown Project locations with two questions in mind.

First, how does part of a city die?

freemont_experience
It’s the tourists and conventioneers, dammit

Second, how do you revitalize a city downtown?
I already know what’s killed the popular parts of Las Vegas, just like I know what’s killed downtown San Antonio (where I live.) For all the money that it brings, it’s also what makes the place unlivable.

It’s the tourists and conventioneers, dammit.

Insect on a Dead Thing

David Foster Wallace most devastatingly explained the problem of tourism in places like The Strip or the Fremont Experience in Las Vegas, or in my hometown of downtown San Antonio, in a footnote to his essay “Consider The Lobster.”

“As I see it, it probably really is good for the soul to be a tourist, even if it’s only once in a while. Not good for the soul in a refreshing or enlivening way, though, but rather in a grim, steely-eyed, let’s-look-honestly-at-the-facts-and-find-some-way-to-deal-with-them way. My personal experience has not been that traveling around the country is broadening or relaxing, or that radical changes in place and context have a salutary effect, but rather that intranational tourism is radically constricting, and humbling in the hardest way—hostile to my fantasy of being a real individual, of living somehow outside and above it all…To be a mass tourist, for me, is to become a pure late-date American: alien, ignorant, greedy for something you cannot ever have, disappointed in a way you can never admit. It is to spoil, by way of sheer ontology, the very unspoiledness you are there to experience. It is to impose yourself on places that in all noneconomic ways would be better, realer, without you. It is, in lines and gridlock and transaction after transaction, to confront a dimension of yourself that is as inescapable as it is painful: As a tourist, you become economically significant but existentially loathsome, an insect on a dead thing.”

Obviously we’re not going to print DFW’s views about tourists on the buttons of San Antonio Ambassador Amigos anytime soon, but I feel his pain.

Since Las Vegas represents the ultimate monoculture problem, a problem many times bigger than San Antonio’s, I was intrigued to see what Tony Hsieh’s vision and money has wrought, despite the odds.

If you’re curious as I was about what’s there, here’s a quick guide to highlights of the Las Vegas Downtown Project.

The Las Vegas Downtown Project

Eat – After the oversized Las Vegas buffets and the bland celebrity chef chains, the palate cries out for better food. In the morning after a night of poker I wandered off Fremont Street, seemingly past empty or underutilized buildings. It felt like out of nowhere that I found this bustling breakfast/lunch place, and nobody in there gave off a tourist vibe.

You get the sense of a brunch place responding to the vision of a single person or chef.[2] For San Antonians, think Liberty Bar on Alamo Street, or Il Sogno in the Pearl. Real food, prepared fresh. Very un-Vegas.

Playground_fun_container_park
An awesome kids/adults game in Container Park

Eat was my first Downtown Project destination, and it set the right mood. I didn’t realize it until I finished eating, but I was around the corner from Container Park, the most completely integrated part of the Downtown Project.

preying_mantin_container_park
The Preying Mantis from Burning Man at the entrance to Container Park

In Container Park, reused shipping containers provide the architectural motif for a self-enclosed ‘shopping mall,’ with unique stores, a kid-friendly tree-fort, a playground with hula hoops and giant toy building blocks, and a performing arts stage.

Over the course of two days in Vegas I visited Container Park three times. At night, a country-music band played while children gamboled in front of the small stage and parents drank beer. The kid-friendly nighttime scene reminded me of a large-scale Friendly Spot in Southtown, if The Friendly Spot had a flame-throwing preying mantis straight from Burning Man out front.

During my first visit to Container Park, I wandered in to Kappa Toys.

kappa_toys
Kappa Toys in Container Park

The owner, Lizzy, (with dyed-purple hair, a Cosplay-dressing style, and named for Jane Austen’s Pride and Prejudice heroine) comes from Austin by way of Brooklyn. She seemed to have carefully selected every item in her store. She knows where her items are manufactured and how they’re made. Like many owners who are part of the Downtown Project, she was recruited personally by Hsieh to bring her unique business to Las Vegas.

Lizzy – a compelling evangelist for the Downtown Project – recommended to me THE hangout place for a combination of coffee, cocktails, lawn games, and local party-scene – The Gold Spike.

Fully hooked on checking out the Downtown Project places, I headed that way immediately.

Here’s your first clue about how The Gold Spike differs from the casino monoculture: At the street level, the entrance has a blank, almost speakeasy type entrance.

I mean, I knew I was at the right address, and I had seen a large “Gold Spike” sign above the building from a distance, but the reflective doors to enter suddenly seemed forbidding. Was I allowed to go in? Will I need a special invitation? Is this even the place?

If I was a random tourist off The Strip or if I had wandered a few blocks from the Fremont Experience, nothing at the Street level of The Gold Spike made me welcome to come in.

Which. Is. Brilliant.

gold_spike_lawn_games
Gold Spike life-size chess set

Obviously this is a calculated move to attract local clientele, and break away from the tourist casino monoculture. Presumably that is the way you can get Las Vegans to go there.

In addition to the essential draws of caffeine and alcohol, The Gold Spike offers board games, and semi-curtained private spaces indoors for playing them. Outdoors, in a walled-garden area, there are bean bag toss games like cornhole, plus grown-up frat-style games like lawn-size Jenga, life-size Chess, and soccer-ball pool (which looks just like it sounds.)

At The Gold Spike I also saw my first Bitcoin Teller Machine (I do not approve!) and watched some young gentleman clearly in the drug trade make a withdrawal (I do not approve!) from this BTM.

bitcoin_teller_machine
I frown disapprovingly upon this BTM!

I spent many happy hours here. If I ever return to Las Vegas, I will only ever stay at The Gold Spike hotel.

For my last stop of the Downtown Experience, I walked down Fremont Street to The Writer’s Block, a quiet, serious, small-scale, bookstore. But not so serious that they don’t keep their fat pet bunny in the back room in a cage, and, on the day I visited, host a writer’s workshops for teens.

If you like books (I do!) and enjoy talking to hard-core readers (I do!) The Writer’s Block offers a little slice of heaven.

Downtown Project thus far

All of these Downtown Project businesses, by themselves, are worth visiting, although they are separated by emptyish city blocks and are not well integrated with one another. It’s not yet a vital urban core to the casual observer (me). But they form the outlines of a real place within Las Vegas. For a visitor to The Strip or the Fremont Experience who craves something beyond the flashing lights, I recommend each one highly.

 

Please see related posts:

Las Vegas Part I – Stock markets are like a casino, and the opposite of a casino.

Las Vegas Part III – Death by Monoculture, and Rebirth?

Las Vegas Part IV – The limited role of government in revitalization

Las Vegas Part V – Controversies and Elements of Downtown Revitalization (upcoming)

 

[1] At the Four Queens and The Golden Nugget, respectively.

[2] I read about that single person behind Eat later, as Natalie Young blogs about her struggles.

 

 

Post read (1747) times.