Clients: The City of Bangs, Texas, has a population of approximately 1,600 people. Located 12 minutes/10 miles from Brownwood, the county seat of Brown County and home to a hospital, college, and other employers, Bangs is in west central Texas. The Heartland Association of Realtors® serves approximately 190 Realtor® members across six counties. Through Transforming Neighborhoods, the National Association of REALTORS® (NAR) partnered with The Counselors of Real Estate® Consulting Corps and issued a call for proposals for strategic real estate problem solving. The project submitted by the Heartland Realtors® in conjunction with the City of Bangs was selected.

Challenge: The Counselors of Real Estate Consulting Corps was asked to assist the City of Bangs by identifying opportunities and outlining action steps that could lead to increased investment and commercial activity in Bangs. Specifically, the team was asked to address the following questions:

1. What kinds of infrastructure investments should Bangs prioritize and what are possible funding sources?
2. What is the best use of the newly annexed property? What strategies should be implemented to develop that property? How should those investments be prioritized relative to city needs?
3. What tools could encourage increased commercial activity and downtown revitalization?

Assessment: In October 2023 the Consulting Corps team visited Bangs, toured the area, examined market data, reviewed prior plans, and interviewed more than 25 stakeholders including elected and appointed officials, community representatives, business and property owners, representatives of the REALTORS® and other stakeholders.

Findings and Recommendations: The CRE Consulting Corps team reviewed existing data, plans, and background, both before and during their visit. The team toured the City of Bangs and interviewed more than 25 stakeholders. After assimilating the information, the team analyzed, discussed, and developed recommendations. To address the priority questions identified, the Consulting Corps team presented recommendations in four areas:

1. Infrastructure.
2. Recently Annexed Property.
3. Business and Commercial and Downtown Investment.
4. Housing and Community-Building.

Following are the priority first steps the team recommends:

1. The City has already accomplished the team’s first recommendation to fill the City Administrator position as soon as possible.
2. Reassert code enforcement, incorporating communication, education and consistent application of rules and regulations.
3. Continue with current infrastructure efforts - complete the water infrastructure project.
4. Move forward toward development of the newly annexed property. Clarify unanswered questions from the development proposal presented to the EDC and continue the review process and due diligence. If this proposal does not work out, seek others that will bring affordable, livable housing to Bangs. One possible approach is to issue a Request for Qualifications stating the community’s priorities and vision for the property, as well as indicating a willingness to provide incentives and invest in infrastructure.
5. Refocus on downtown. Articulate a vision for downtown and take steps that demonstrate follow-through to existing businesses and residents. Cosmetic improvements, installing furniture or lights to create a downtown outdoor place, and staging community events downtown can be implemented immediately. Additional steps to improve downtown include developing a business incubator and encouraging second-story residential. Communicating with existing businesses is also a key component of economic development.
6. Improve community communications. Improved communication will help raise awareness of priorities, investments, incentives, and events, and will serve as an opportunity for information-gathering, solicitation of community input, etc. Enhanced communication can strengthen relationships and enhance community building.
7. Install gateway monumentation and wayfinding signage. Many cities choose to have a common theme and design to the gateway and wayfinding signage. A common theme or design will create a cohesive feel when navigating through the community.
8. Encourage residential variety. Apartments above businesses, duplexes, townhouses, tiny homes, grandma units, and anchored factory-built homes are all options that could be considered.

Bangs has “good bones” with a lot to build on in terms of physical and social infrastructure.  Renewed focus and bold leadership will make a big difference. Bangs can indeed be as good as, and probably better, than ever.