Dear Du Quoin: Building Up Beats Tearing Down (And, a Christmas Message)

I was talking with someone about the concept of the city offering a couple of "experienced" - well, OK, old - houses in Du Quoin for $100. She said she didn't understand why the city would want to sell these houses so cheaply. You may recall reading about the City Council's approval of using the homesteading provisions of the city's Enterprise Zone ordinance to eventually sell the homes for what seems like a comically low price.

Since the news got out we've received over 40 inquiries about the homes (115 North Division Street and 705 S. Jefferson Street), with interest coming from as far away as Colorado, Ohio, and South Carolina. News does indeed travel quickly these days!

The "Why" question is a good one. Why not just tear the places down? Why not just try to sell them outright to whoever is willing to pay the most? Why go through all of the bother? Why waste time selling homes for $100? The answers might surprise you.

First, I'm tired of tearing things down, weary of empty lots where well-kept homes occupied by middle class families once stood. Demolishing Du Quoin homes subjects our community to death by a thousand cuts. Each one hurts a little more than the last one. Ron Darnell, our health officer, who deals with these things daily, is the one who suggested homesteading as a viable option. Ron is probably tired of empty lots, too. If homesteading prevents more demolition and destruction, I think this is worth a try.

Second, the homesteading process allows the city to control the renovation. We can be certain that modern building codes are employed and that emerging from these vacant, dark, cold structures are safe, warm, comfortable, healthy homes. If those standards aren't met within reasonably set timelines, the city will have the right to take back the property. But maybe - just maybe - we can carve out a piece of the Christmas classic "It's a Wonderful Life" and a beat up old house can become a home to our very own George Bailey family.

Third, this requires investment in Du Quoin. The $100 thing doesn't reflect the real cost. The North Division Street house will quite likely require an investment of $75,000 to $100,000 to truly restore it. The Jefferson Street property is perhaps half those amounts. That's not just an investment in the house. It's also an investment in the community with talent, supplies and materials being purchased here in town.

Fourth, the cost of homes in Du Quoin can be very inexpensive compared to more urban and suburban housing. Ironically, while the $100 price tag is what people see, we're trying to actually create higher-value, higher-equity homes that just might boost property values in a neighborhood.

The appearance - the curb appeal, if you will - of a home ripples throughout a neighborhood. Attractive homes elevate property values. As one house increases in value, others tend to follow. Conversely, houses that are allowed by their owners to deteriorate cause property values throughout that neighborhood to plummet.

Fifth, home ownership is far more desirable to this or any community than more rental units. The homestead provision requires owner occupancy - not rentals or flips - for a full 7 years before the deed is conveyed. Once the structure is made code compliant, the selected owner must live there. The owner will be a part of the neighborhood and the community.

Let's be clear, though. If we don't get good proposals for these houses they may yet come down. That's a last resort, but still a possibility and I don't want to promise good results. Also, this isn't for every house that a bank wants to give to the city. There are some that are simply too far gone, and I suspect that will still be the majority of cases, but it will be nice to have a better option through homesteading if a house has the good bones to be saved.

We're applying a similar Enterprise Zone provision called shopsteading in our commercial business districts. Old, unwanted business buildings can be conveyed into the hands of those with the vision and ability to rehab, reoccupy, and return to commercial enterprise our valuable and historic buildings. There's already interest in this that is positive and motivating.

So, those are my answers to the question "Why?" As the mayor of Du Quoin I regard my job as one of building up over tearing down, improving over demolishing, and increasing value where little or none exists. I'm hopeful that some of those cuts inflicted through demolitions over the years might start to heal through energetic renovation and reoccupation of these and perhaps future properties. We're just getting started and learning as we go, but every journey requires a first step and we're taking that step.

Lastly but perhaps mainly and especially during the days of Christmas, remember that we are called upon by our faith to grow, to improve, to build, and to create a better, more welcoming and inclusive place in this world. One of my favorite hymns at church, frequently sung at the conclusion of Mass, has the refrain "Let us build a city of God". Now there's a challenge if ever I heard one, but one that we should all accept as a soaring resolution for 2015 and beyond.

To you and yours, from Linda and I, we wish you a Christmas of peace and joy, with the hope that in 2015 you'll resolve with me to continue to build a better Du Quoin.