Civic Intelligence

The College Houses

EIN 74-1648710 • 501(c)3 • Austin, TX

View Organization Page

Profile

To serve as a transformative environment that empowers students through democratic, cooperative living. We provide affordable housing to foster community, support education, and promote personal development and well-being.

1906 Pearl StAustin, TX 78705

collegehouses.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

85th percentile

0.72x

Higher debt load relative to assets than 85% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Liabilities / Revenue

89th percentile

2.08x

Higher debt load relative to revenue than 89% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Net Margin

50th percentile

4.4%

Higher net margin than 50% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Top Officer Pay

19th percentile

$80,889

Higher top officer pay than 19% of similar nonprofits.

Top officer pay equals 1.6% of source-year revenue.

501(c)3 • $10M-$25M nonprofits • Source year 2025

Asset Growth

23rd percentile

-3.0%

Faster asset growth than 23% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Revenue Growth

39th percentile

2.2%

Faster revenue growth than 39% of similar nonprofits.

501(c)3 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets85th percentile

Assets

Down

$14,226,879

Down $469,330 (-3.2%) from 2023

Liabilities

Down

$10,294,753

Down $1,258,436 (-11%) from 2023

Net Assets

Up

$3,932,126

Up $789,106 (+25%) from 2023

Operations
Liabilities / Revenue89th percentileNet Margin50th percentile

Revenue

Up

$4,958,391

Up $239,172 (+5.1%) from 2023

Expenses

Up

$4,739,002

Up $507,922 (+12%) from 2023

Net Income

Down

$219,389

Down $268,750 (-55%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth23rd percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$20M$15M$10M$5.0M$0Assets 2012: $17,476,650Liabilities 2012: $15,380,774Net Assets 2012: $2,095,8762012Assets 2013: $17,404,088Liabilities 2013: $14,646,532Net Assets 2013: $2,757,5562013Assets 2014: $17,270,937Liabilities 2014: $14,216,504Net Assets 2014: $3,054,4332014Assets 2015: $16,971,639Liabilities 2015: $14,048,677Net Assets 2015: $2,922,9622015Assets 2016: $16,589,182Liabilities 2016: $13,868,974Net Assets 2016: $2,720,2082016Assets 2017: $16,277,386Liabilities 2017: $13,184,225Net Assets 2017: $3,093,1612017Assets 2018: $15,418,493Liabilities 2018: $12,025,262Net Assets 2018: $3,393,2312018Assets 2019: $15,176,970Liabilities 2019: $11,641,156Net Assets 2019: $3,535,8142019Assets 2020: $15,789,327Liabilities 2020: $12,586,267Net Assets 2020: $3,203,0602020Assets 2021: $14,703,462Liabilities 2021: $12,283,771Net Assets 2021: $2,419,6912021Assets 2022: $14,783,573Liabilities 2022: $12,130,260Net Assets 2022: $2,653,3132022Assets 2023: $14,696,209Liabilities 2023: $11,553,189Net Assets 2023: $3,143,0202023Assets 2025: $14,226,879Liabilities 2025: $10,294,753Net Assets 2025: $3,932,1262025

Highlighted filing

2025

Assets$14,226,879
Liabilities$10,294,753
Net Assets$3,932,126
Open 2025 Filing

Operations Trend

Revenue Growth39th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$6.0M$4.0M$2.0M$0-$2.0MRevenue 2012: $3,628,415Expenses 2012: $3,496,290Net Income 2012: $132,1252012Revenue 2013: $3,777,628Expenses 2013: $3,440,177Net Income 2013: $337,4512013Revenue 2014: $3,871,022Expenses 2014: $3,655,886Net Income 2014: $215,1362014Revenue 2015: $3,764,180Expenses 2015: $3,895,651Net Income 2015: -$131,4712015Revenue 2016: $3,751,800Expenses 2016: $3,954,554Net Income 2016: -$202,7542016Revenue 2017: $4,339,898Expenses 2017: $3,966,945Net Income 2017: $372,9532017Revenue 2018: $3,991,072Expenses 2018: $4,011,186Net Income 2018: -$20,1142018Revenue 2019: $4,166,660Expenses 2019: $4,029,292Net Income 2019: $137,3682019Revenue 2020: $3,775,047Expenses 2020: $4,115,538Net Income 2020: -$340,4912020Revenue 2021: $2,602,360Expenses 2021: $3,407,857Net Income 2021: -$805,4972021Revenue 2022: $4,161,527Expenses 2022: $3,922,719Net Income 2022: $238,8082022Revenue 2023: $4,719,219Expenses 2023: $4,231,080Net Income 2023: $488,1392023Revenue 2025: $4,958,391Expenses 2025: $4,739,002Net Income 2025: $219,3892025

Highlighted filing

2025

Revenue$4,958,391
Expenses$4,739,002
Net Income$219,389
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$14,226,879
Liabilities
$10,294,753
Net assets
$3,932,126
Revenue
$4,958,391
Expenses
$4,739,002
Net income
$219,389
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$14.2$10.3$3.93$4.96$4.74$0.22
2023Summary only. Only limited summary data is available for this year.$14.7$11.6$3.14$4.72$4.23$0.49
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$14.8$12.1$2.65$4.16$3.92$0.24
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$14.7$12.3$2.42$2.60$3.41$0.81
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$15.8$12.6$3.20$3.78$4.12$0.34
2019Summary only. Only limited summary data is available for this year.$15.2$11.6$3.54$4.17$4.03$0.14
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$15.4$12.0$3.39$3.99$4.01$0.02
2017Summary only. Only limited summary data is available for this year.$16.3$13.2$3.09$4.34$3.97$0.37
2016Summary only. Only limited summary data is available for this year.$16.6$13.9$2.72$3.75$3.95$0.20
2015Summary only. Only limited summary data is available for this year.$17.0$14.0$2.92$3.76$3.90$0.13
2014Summary only. Only limited summary data is available for this year.$17.3$14.2$3.05$3.87$3.66$0.22
2013Summary only. Only limited summary data is available for this year.$17.4$14.6$2.76$3.78$3.44$0.34
2012Summary only. Only limited summary data is available for this year.$17.5$15.4$2.10$3.63$3.50$0.13
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jun 1, 2024 to May 31, 2025
Signed
Feb 12, 2026
Return Version
2024v5.5
Gross Receipts
$4,958,391
Mission and Program Overview

Mission

To serve as a transformative environment that empowers students through democratic, cooperative living. We provide affordable housing to foster community, support education, and promote personal development and well-being.

To maintain an environment and activities conducive to formal and informal education, where self-discovery and exposure to various value systems, academic learning, and experience with management and food operations provide opportunity for educational and personal growth; operate by the cooperative method of organization; applying democratic principles to economic and political activity and reaping the benefits of self-control, shared cost, and respect for the rights of others; maintain sound physical and financial structures to perpetuate the organization; provide housing to students; share responsibility for managing the housing between members and staff.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$12,025,444$11,575,439▼ $450,005
Cash and Non-Interest-Bearing Accounts$1,630,406$1,611,221▼ $19,185
Savings and Temporary Cash Investments$467,350$479,679▲ $12,329
Investments Program Related$348,579$341,075▼ $7,504
Investments in Publicly Traded Securities$113,266$126,551▲ $13,285
Prepaid Expenses and Deferred Charges$53,959$59,892▲ $5,933
Accounts Receivable$24,738$33,022▲ $8,284
Total Assets$14,663,742$14,226,879▼ $436,863
Liabilities
Tax Exempt Bond Liabilities$8,513,850$7,960,850▼ $553,000
Mortgage Notes Payable Secured by Investment Property$1,710,673$1,662,200▼ $48,473
Other Liabilities$486,257$462,119▼ $24,138
Accounts Payable and Accrued Expenses$186,627$142,026▼ $44,601
Deferred Revenue$58,883$67,558▲ $8,675
Total Liabilities$10,956,290$10,294,753▼ $661,537
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$3,684,152$3,908,826▲ $224,674
Net Assets With Donor Restrictions$23,300$23,300→ $0
Total Net Assets Fund Balance$3,707,452$3,932,126▲ $224,674
Total Liabilities and Net Assets / Fund Balance$14,663,742$14,226,879▼ $436,863

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$10,857,363$13,801,822$24,659,185
Land$718,076-$718,076
Equipment$0$207,427$207,427
Compensation and Service Providers
Top Officer Pay19th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
R Daniel MillerExecutive DirectorFT$70,678$10,211$80,889

Board Members and Trustees

NameTitle
Antonio Melton-molinaChair
Aster CoplinChair
Grant GilkerChair
Forest MillerCommunity Board Rep
Kandice KailerCommunity Board Rep
Richard MartinCommunity Board Rep (thru Feb)
Alyssa DixonDirector
Brady BackusDirector
Canyon MooneyDirector
Dennis BrezinskiDirector
Elizabeth EdwardsDirector
Golriz ShayaniDirector
Ian WardDirector
Joseph StidmanDirector
Joshua HawkinsDirector
Lisa ThornhillDirector
Rhi SpicerDirector
Sara AberDirector
Sarah Lopez TouchyDirector
Tomislav Bodwell MamicDirector
Alexander MurphyDirector (thru June)
Dylan KazanovaDirector (thru June)
SARAH O'MALLEY GRAHAMDirector (thru June)
River DownsSecretary
Samuel YantisTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$9,745
Program Service Revenue
$4,807,466
Investment Income
$15,256
Other Revenue
$125,924
All Other Contributions
$9,745
Change in Net Assets
$219,389

Audited Revenue Reconciliation

Revenue per Audited Statements
$4,958,391
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$13,285
Total Revenue per Audited Statements
$4,971,676
Total Revenue per Form 990
$4,958,391
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,939,022
Salaries, Compensation, and Employee Benefits$655,019
Grants and Similar Amounts Paid$144,961
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$1,983,753--$1,983,753
Depreciation Depletion$532,724--$532,724
Insurance$484,456--$484,456
Other Salaries and Wages$277,916$136,883-$414,799
Office Expenses$69,791$137,948-$207,739
Grants to Domestic Individuals$144,961--$144,961
Fees for Services Other-$143,687-$143,687
Current Officers, Directors, Trustees, and Key Employees$80,482$39,641-$120,123
Other Employee Benefits$45,925$22,620-$68,545
Payroll Taxes$28,950$14,258-$43,208
Interest$29,917--$29,917
Fees for Services Legal-$25,915-$25,915
Fees for Services Accounting-$15,900-$15,900
Conferences and Meetings-$10,635-$10,635
Pension Plan Contributions$5,590$2,754-$8,344
Advertising$3,635--$3,635
Other Expenses$2,583--$2,583
Total Functional Expenses$4,188,761$550,241$0$4,739,002

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$4,747,002
Expenses per Audited Statements$4,739,002
Total Expenses per Form 990$4,739,002
Expenses Not Reported on Form 990$8,000
Expenses Not Reported on Financial Statements$0
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Member Deposits$326,530
Sba Eidl Loan$135,589

Bond Issues

BondIssuerIssuedIssue PricePurpose
ACapital Area Cultural Education Facilities Finance Corporation2012-05-01$13,605,000Refinance affordable student housing

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$13,605,000$13,359,826$5,398,976$245,174

Bond Financing Compliance

No rebate due
No
Rebate not yet due
No
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
No
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
Yes
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 4

“Articles of incorporation were updated to add an article prohibiting any net earnings inuring to the benefit of any director, officer, or member of the cooperative.”

Form 990, Part VI, Section A, Line 6

“Members include resident and associate members of houses owned by the organization. Class a members include resident and associate members of houses owned by the organization and will have full voting power. Class b membrs include educational, social, and honorary members, defined by the board of directors, as well as members no longer resident and associate. Class b members are members of the organization only, and shall have rights specified by the board of directors, subject to rules and limitations adopted by the general membership.”

Form 990, Part VI, Section A, Line 7A

“Voting members elect the board of directors.”

Form 990, Part VI, Section A, Line 7B

“The organization's bylaws may be amended by the affirmative vote of the members.”

Form 990, Part VI, Section B, Line 11B

“The irs form 990 is reviewed by the finance committee of the board of directors and by the chair of the board.”

Form 990, Part VI, Section B, Line 12C

“The board of directors and employees receive annual training about the conflict of interest policy. If a member of college houses board of directors has a substantial interest in a business entity that would be pecuniary affected by an official action taken by the board, the member must, before any discussion on the matter, openly declare to the board the nature and extent of the interest, and shall furthermore abstain from all discussion and voting on the matter. This declaration should be recorded in the official minutes.”

Form 990, Part VI, Section B, Line 15A

“The policy committee of the board of directors seeks outside opinion and reviews data about comparable positions when determining salaries.”

Form 990, Part VI, Section C, Line 19

“Governing documents, conflict of interest policies, and financial statements are made available to anyone that requests the information.”

Filing and Contact Details

Filer

Filer Name
The College Houses
EIN
74-1648710
Phone
5124765678
Address
1906 PEARL ST, AUSTIN, TX 78705

Signing Officer

Name
R Daniel Miller
Title
Executive Director
Phone
5124765678
Signed
2026-02-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
R Daniel Miller
Formed
1965
Legal Domicile
TX
Voting Board Members
21
Independent Board Members
21
Employees
8
Volunteers
500

Preparer

Firm
Wegner Cpas Llp
Address
2921 LANDMARK PL STE 300, MADISON, WI 53713-4236
Phone
6082744020
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Loss on investments in other cooperatives -8,000.”

Financial Statement Notes

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Loss on investments in other cooperatives 8,000.”

Raw XML AppendixShowing 400 of 635 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990/ActivityOrMissionDesc0TO MAINTAIN AN ENVIRONMENT AND ACTIVITIES CONDUCIVE TO FORMAL AND INFORMAL EDUCATION, WHERE SELF-DISCOVERY AND EXPOSURE TO VARIOUS VALUE SYSTEMS, ACADEMIC LEARNING, AND EXPERIENCE WITH MANAGEMENT AND FOOD OPERATIONS PROVIDE OPPORTUNITY FOR EDUCATIONAL AND PERSONAL GROWTH; OPERATE BY THE COOPERATIVE METHOD OF ORGANIZATION; APPLYING DEMOCRATIC PRINCIPLES TO ECONOMIC AND POLITICAL ACTIVITY AND REAPING THE BENEFITS OF SELF-CONTROL, SHARED COST, AND RESPECT FOR THE RIGHTS OF OTHERS; MAINTAIN SOUND PHYSICAL AND FINANCIAL STRUCTURES TO PERPETUATE THE ORGANIZATION; PROVIDE HOUSING TO STUDENTS; SHARE RESPONSIBILITY FOR MANAGING THE HOUSING BETWEEN MEMBERS AND STAFF.
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IRS990/Desc0COLLEGE HOUSES SUPPORTS ACCESS TO HIGHER EDUCATION FOR AUSTIN STUDENTS BY PROVIDING AFFORDABLE HOUSING, MEALS, AND OTHER EDUCATIONAL SERVICES. COLLEGE HOUSES PROVIDES ITS MEMBERS WITH UNIQUE OPPORTUNITIES TO DEVELOP SOCIALLY AND BECOME LEADERS IN THE AUSTIN COMMUNITY THROUGH PARTNERSHIPS WITH LOCAL NONPROFITS AND COOPERATIVE ORGANIZATIONS. EACH SEMESTER, COLLEGE HOUSES PROVIDES HOUSING TO OVER 500 STUDENTS WHO ATTEND THE UNIVERSITY OF TEXAS AT AUSTIN, AUSTIN COMMUNITY COLLEGE, AND OTHER AREA SCHOOLS. ALL OF OUR HOUSING IS AFFORDABLE BELOW 50% MFI, WITH SOME DOUBLE-OCCUPANCY ROOMS AFFORDABLE BELOW 30% MFI. ACCORDING TO DATA FROM THE CITY OF AUSTIN, WE ARE ONE OF THE LARGEST PROVIDERS OF AFFORDABLE HOUSING IN THE UNIVERSITY OF TEXAS AREA. OUR LARGEST PROGRAM BY EXPENSE IS THE OPERATIONAL EXPENSES RELATED TO MAINTAINING THE HOUSING STOCK, INCLUDING MAINTENANCE AND DEBT SERVICE. OUR NEXT LARGEST PROGRAM BY EXPENSE IS PROVIDING MEALS TO OUR MEMBERS, BOTH THROUGH THE CONSUMABLES AND THROUGH THE CAPITAL INVESTMENTS IN COMMERCIAL KITCHEN EQUIPMENT. OUR THIRD LARGEST PROGRAM BY EXPENSE IS THE DIRECT EDUCATIONAL OFFERINGS TO MEMBERS, MAINLY THROUGH THE PERSONNEL COSTS REQUIRED TO OFFER ONGOING TRAINING TO CO-OP MEMBERS NEEDED TO MAINTAIN THE OPERATION OF THE CO-OP.COLLEGE HOUSES CO-OPS ARE MORE THAN AN AFFORDABLE PLACE TO LIVE, EAT AND STUDY - OUR HOUSES ARE EDUCATIONAL COMMUNITIES. WE PROVIDE A PLETHORA OF BOTH FORMAL AND INFORMAL OPPORTUNITIES FOR MEMBERS TO HONE THEIR SKILLS AND BROADEN THEIR EXPERIENCE. FOR EXAMPLE, SOME MEMBERS MAY START OFF ON A TEAM THAT COOKS HOUSE MEALS, AND PROGRESS TO THE ROLE OF HEAD COOK, WHERE THEY WILL MANAGE PEERS IN ONE OF OUR COMMERCIAL KITCHENS. FROM THERE THEY MIGHT RUN FOR ELECTION TO SERVE AS THEIR HOUSE KITCHEN MANAGER OR FOOD BUYER, WHERE THEY WILL MASTER PLANNING, FINANCIAL, AND LEADERSHIP SKILLS WITH HELP FROM STAFF. ANOTHER MEMBER MAY GET ESPECIALLY INTERESTED IN HOUSE MEETINGS AND BECOME A MEETING CHAIR, WHERE THEY WILL LEARN PROCEDURES AND TECHNIQUES THAT WILL ALLOW THEM TO LEAD OTHERS TO MAKE COLLECTIVE DECISIONS. THERE ARE MANY WAYS STUDENTS CAN LEARN AND GROW IN OUR CO-OP COMMUNITIES, AND WE FREQUENTLY HEAR FEEDBACK THAT MEMBERS GAIN SKILLS IN THE CO-OPS THAT SET THEM APART IN THEIR FUTURE CAREERS.COLLEGE HOUSES IS COMMITTED TO BUILDING ON OUR STRONG FOUNDATIONS AND LONG HISTORY IN ORDER TO EXPAND AND IMPROVE OUR SERVICES. AS AUSTIN CONTINUES TO BECOME A MORE POPULOUS AND EXPENSIVE CITY, IT'S MORE IMPORTANT THAN EVER TO PRESERVE AND EXPAND OUR AFFORDABLE HOUSING, INNOVATE NEW PROGRAMS, AND WORK WITH PARTNER ORGANIZATIONS TO ACHIEVE OUR VISION FOR A BETTER COMMUNITY.
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IRS990/Form990PartVIISectionAGrp/TitleTxt6DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt16DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt17DIRECTOR
IRS990/Form990PartVIISectionAGrp/TitleTxt18DIRECTOR
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IRS990/Form990PartVIISectionAGrp/TitleTxt20DIRECTOR (THRU JUNE)
IRS990/Form990PartVIISectionAGrp/TitleTxt21DIRECTOR (THRU JUNE)
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IRS990/MissionDesc0TO SERVE AS A TRANSFORMATIVE ENVIRONMENT THAT EMPOWERS STUDENTS THROUGH DEMOCRATIC, COOPERATIVE LIVING. WE PROVIDE AFFORDABLE HOUSING TO FOSTER COMMUNITY, SUPPORT EDUCATION, AND PROMOTE PERSONAL DEVELOPMENT AND WELL-BEING.
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