All Georgia cities at credit risk from proposed City of Eagle’s Landing, Moody’s reports

By David Pendered

The credit quality of all cities in Georgia is threatened by the proposal to carve land out of Stockbridge to create a City of Eagle’s Landing, according to a new report by Moody’s Investor’s Service.

eagle's landing country club

The plantation-style clubhouse at Eagle’s Landing Country Club is a popular venue at the heart of the proposed City of Eagle’s Landing. Credit: elccprivateevents.blogspot.com

Moody’s analysts have determined that Stockbridge will have a lower tax base if Eagle’s Landing is created. The problem is that Stockbridge will remain obligated to pay its existing debt even though its tax base is substantially smaller than when the bonds were sold.

And because this situation was created for Eagle’s Landing, the precedence is set for other cities to lose portions of their tax base to create new cities, analysts observed.

Gov. Nathan Deal signed the two relevant bills into law on May 8. Senate Bill 262 provides for the revision of Stockbridge’s city boundaries. Senate Bill 263 provides for the incorporation, boundaries and powers of the proposed City of Eagle’s Landing. Both bills were sponsored by Sen. Rick Jeffares (R-McDonough).

Here’s what analysts wrote about two bills in the opening paragraph

  • “The legislative package is credit negative for Stockbridge because de-annexation would reduce the city’s tax base and the bills include no provisions to reapportion outstanding debt.
  • “The bills are also credit negative for local governments in Georgia generally because they establish a precedent that the state can act to divide local tax bases, potentially lowering the credit quality of one city for the benefit of another.

Further in the report, the analysts observed:

stockbridge, locator map

Stockbridge is located about 20 miles south of Atlanta. Credit: google earth pro

  • “This legislation marks the first time that portions of a city are de-annexed in Georgia to create a new city. Stockbridge will likely file litigation challenging the de-annexation plan.”

Stockbridge would lose some of its wealthier neighborhoods if a City of Eagle’s Landing is created, according to the report. Eagle’s Landing would be comprised of 69 Census blocks with a median family income of $74,000 or more. Stockbridge would retain a high proportion of Census blocks with a median family income of below $56,000.

Moody’s analysts observed that Stockbridge has $14.5 million in debt. The sum includes $13 million in urban and redevelopment revenue bonds that are held via private loans by Capitol One. Stockbridge also owes $1.3 million in outstanding water and sewer revenue bonds issued through the Georgia Environmental Facilities Authority. All the debt is due to be retired by 2031.

The report notes: “Because the bills did not allocate a portion of the outstanding debt to the new city or to Henry County, Stockbridge would likely be liable for all outstanding debt service payments.”

Rick Jeffares

Sen. Rick Jeffares

Henry County also faces exposure in regards to a special purpose local option sales tax, according to the report.

The county issued bonds in 2015 to pay for capital projects across all cities and the county. The outstanding debt is $23.4 million, following voter approval of a special purpose local option sales tax. Stockbridge received the largest amount of all the cities, which was 10.7 percent of the total of 25 percent of sales tax revenues earmarked for the cities.

Moody’s analysts observed: “Although the $23.4 million in bonds were issued through Henry County and are not general or limited obligations of the cities, Stockbridge would be required to pay its share of debt service if SPLOST revenue is insufficient to pay annual debt service requirements.”

The report concludes:

  • “It is not clear how Stockbridge and, in turn, Henry County, would be affected if de-annexation proceeds and there is a shortfall. De-annexation would leave Stockbridge with a smaller and less wealthy tax base and may force it to renegotiate its contractual obligations.”

David Pendered, Managing Editor, is an Atlanta journalist with more than 30 years experience reporting on the region’s urban affairs, from Atlanta City Hall to the state Capitol. Since 2008, he has written for print and digital publications, and advised on media and governmental affairs. Previously, he spent more than 26 years with The Atlanta Journal-Constitution and won awards for his coverage of schools and urban development. David graduated from North Carolina State University and was a Western Knight Center Fellow. David was born in Pennsylvania, grew up in North Carolina and is married to a fifth-generation Atlantan.

8 replies
  1. opieandy says:

    What kind of shoddy government is Stockbridge running, anyway, to not protest this bill more vehemently and raise the points in this article, particularly around allocation of debt to the new city of Eagle’s Landing? I guess it’s that same kind of shoddy government that is run in most of America.Report

    Reply
    • Chris Johnston says:

      Ask the state senators and representatives who represent Henry County. They didn’t support Stockbridge because of local sentiment after Stockbridge made an egregious use of eminent domain to obtain land for their City Hall.Report

      Reply
    • ES says:

      They did protest vehemently. They appealed to the state legislature as well as the governor. They had over 100 other cities in Georgia to draft resolutions in support of the city. They held town hall meetings and press conferences and also held a citizens and city sponsored rally at the state capital urging legislators not to split our city. They gathered thousands of petitions to present to the legislature and governor against the effort to split the city.Report

      Reply
  2. Vikki Consiglio says:

    It is disappointing to see the lack of research and effort asserted before offering credit commentary by all financial professionals concerning the financial viability of Stockbridge. Attention given this situation by financial professionals and institutions, like Moody’s, has perpetuated, even embellished an already exaggerated and false distress. It is incredible how much time, energy, money, consideration, anxiety, emotion, and even “threats to the financial well-being of the State of Georgia and its municipalities” has been given to a $9M general fund.Report

    Reply

Trackbacks & Pingbacks

  1. […] by Moody’s this week said the Eagle’s Landing legislation that Gov. Deal signed would likely negatively impact all local governments across Georgia, “because they establish a precedent that the state can act to divide local tax […]Report

  2. […] All Georgia cities at risk thanks to Eagle’s Landing […]Report

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