Civic Intelligence

Karnes Housing Corporation

EIN 74-1714309 • 501(c)4 • Karnes City, TX

Profile

A group of local business persons providing affordable residential rental to all economic segments of the local population as well as rental office space for various businesses in karnes county

701 E CalvertKarnes City, TX 78118

n/A

Siviq Scores

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

Liabilities / Assets

44th percentile

0.02x

Higher debt load relative to assets than 44% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2025

Liabilities / Revenue

54th percentile

0.08x

Higher debt load relative to revenue than 54% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2025

Net Margin

81st percentile

36%

Higher net margin than 81% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Source year 2025

Top Officer Pay

77th percentile

$56,300

Higher top officer pay than 77% of similar nonprofits.

Top officer pay equals 17.2% of source-year revenue.

501(c)4 • $1M-$5M nonprofits • Source year 2025

Asset Growth

63rd percentile

8.4%

Faster asset growth than 63% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Revenue Growth

15th percentile

-15%

Faster revenue growth than 15% of similar nonprofits.

501(c)4 • $1M-$5M nonprofits • Annualized from 2024 to 2025

Assets

Up

$1,557,978

Up $120,800 (+8.4%) from 2024

Liabilities

Up

$25,376

Up $2,034 (+8.7%) from 2024

Net Assets

Up

$1,532,602

Up $118,766 (+8.4%) from 2024

Revenue

Down

$327,936

Down $57,310 (-15%) from 2024

Expenses

Down

$209,170

Down $31,972 (-13%) from 2024

Net Income

Down

$118,766

Down $25,338 (-18%) from 2024

Trend Graphs

Balance Sheet Trend

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

$2.0M$1.5M$1.0M$500K$0Assets 2012: $1,154,834Liabilities 2012: $888,601Net Assets 2012: $266,2332012Assets 2013: $1,402,053Liabilities 2013: $1,102,774Net Assets 2013: $299,2792013Assets 2014: $1,385,867Liabilities 2014: $1,050,165Net Assets 2014: $335,7022014Assets 2015: $1,393,544Liabilities 2015: $939,980Net Assets 2015: $453,5642015Assets 2016: $1,395,908Liabilities 2016: $879,081Net Assets 2016: $516,8272016Assets 2017: $1,388,077Liabilities 2017: $812,656Net Assets 2017: $575,4212017Assets 2018: $1,454,288Liabilities 2018: $737,919Net Assets 2018: $716,3692018Assets 2019: $1,512,719Liabilities 2019: $632,865Net Assets 2019: $879,8542019Assets 2020: $1,436,149Liabilities 2020: $503,447Net Assets 2020: $932,7022020Assets 2021: $1,367,343Liabilities 2021: $397,438Net Assets 2021: $969,9052021Assets 2022: $1,398,788Liabilities 2022: $308,222Net Assets 2022: $1,090,5662022Assets 2023: $1,490,049Liabilities 2023: $220,317Net Assets 2023: $1,269,7322023Assets 2024: $1,437,178Liabilities 2024: $23,342Net Assets 2024: $1,413,8362024Assets 2025: $1,557,978Liabilities 2025: $25,376Net Assets 2025: $1,532,6022025

Highlighted filing

2025

Assets$1,557,978
Liabilities$25,376
Net Assets$1,532,602

Operations Trend

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

$400K$300K$200K$100K$0Expenses 2012: $17,4682012Revenue 2013: $64,864Expenses 2013: $31,818Net Income 2013: $33,0462013Revenue 2014: $80,529Expenses 2014: $44,207Net Income 2014: $36,3222014Revenue 2015: $171,739Expenses 2015: $53,878Net Income 2015: $117,8612015Revenue 2016: $113,923Expenses 2016: $50,660Net Income 2016: $63,2632016Revenue 2017: $106,407Expenses 2017: $47,813Net Income 2017: $58,5942017Revenue 2018: $375,447Expenses 2018: $234,501Net Income 2018: $140,9462018Revenue 2019: $397,824Expenses 2019: $233,484Net Income 2019: $164,3402019Revenue 2020: $296,115Expenses 2020: $243,267Net Income 2020: $52,8482020Revenue 2021: $256,765Expenses 2021: $219,562Net Income 2021: $37,2032021Revenue 2022: $341,170Expenses 2022: $220,509Net Income 2022: $120,6612022Revenue 2023: $392,518Expenses 2023: $213,351Net Income 2023: $179,1672023Revenue 2024: $385,246Expenses 2024: $241,142Net Income 2024: $144,1042024Revenue 2025: $327,936Expenses 2025: $209,170Net Income 2025: $118,7662025

Highlighted filing

2025

Revenue$327,936
Expenses$209,170
Net Income$118,766

Filings

Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.56$0.03$1.53$0.33$0.21$0.12
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.44$0.02$1.41$0.39$0.24$0.14
2023Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.49$0.22$1.27$0.39$0.21$0.18
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.40$0.31$1.09$0.34$0.22$0.12
2021XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.37$0.40$0.97$0.26$0.22$0.04
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.44$0.50$0.93$0.30$0.24$0.05
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.51$0.63$0.88$0.40$0.23$0.16
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.45$0.74$0.72$0.38$0.23$0.14
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$1.39$0.81$0.58$0.11$0.05$0.06
2016Detailed filing. Detailed filing data is available for this year.$1.40$0.88$0.52$0.11$0.05$0.06
2015Detailed filing. Detailed filing data is available for this year.$1.39$0.94$0.45$0.17$0.05$0.12
2014Summary only. Only limited summary data is available for this year.$1.39$1.05$0.34$0.08$0.04$0.04
2013Summary only. Only limited summary data is available for this year.$1.40$1.10$0.30$0.06$0.03$0.03
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$1.15$0.89$0.27$0.02
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Apr 1, 2024 to Mar 31, 2025
Signed
Jan 15, 2026
Return Version
2024v5.2
Gross Receipts
$390,241
Mission and Program Overview

Mission

A group of local business persons providing affordable residential rental to all economic segments of the local population as well as rental office space for various businesses in karnes county

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$1,409,461$1,528,227▲ $118,766
Land, Buildings, and Equipment, Net$1,151,412$1,119,361▼ $32,051
Cash and Non-Interest-Bearing Accounts$176,131$236,176▲ $60,045
Savings and Temporary Cash Investments$109,260$202,066▲ $92,806
Cap Stk Tr Prin Current Funds$4,375$4,375→ $0
Prepaid Expenses and Deferred Charges$375$375→ $0
Accounts Receivable-$0-
Other Notes and Loans Receivable, Net-$0-
Pledges and Grants Receivable-$0-
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities-$0-
Investments Program Related-$0-
Investments in Publicly Traded Securities-$0-
Intangible Assets-$0-
Inventories for Sale or Use-$0-
Total Assets$1,437,178$1,557,978▲ $120,800
Other Assets Total-$0-
Liabilities
Accounts Payable and Accrued Expenses$23,342$25,376▲ $2,034
Total Liabilities$23,342$25,376▲ $2,034
Net Assets / Fund Balance
Total Net Assets Fund Balance$1,413,836$1,532,602▲ $118,766
Total Liabilities and Net Assets / Fund Balance$1,437,178$1,557,978▲ $120,800

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$1,051,714$1,109,729$2,161,443
Land$67,647-$67,647
Other Land Buildings-$2,668$2,668
Compensation and Service Providers

Employees

NameTitleFull / Part TimeBaseTotal
Jonathan Schulz IiPresidentPT$56,300$56,300
Russel SwizeSecretaryPT$8,569$8,569
Randy WitteVice PresidentPT$598$598
Charlie MalikDirector-$598$598
Elfren MoczygemgaDirector-$598$598
Kirby HaertnerDirector-$598$598
Mark BordovskyDirector-$598$598
Rene SolizDirector-$598$598
Tracy WitteDirector-$598$598
David CarrothersDirector-$299$299
Gary JanacekDirector-$299$299
Mark WitteDirector-$299$299
Robert DietzDirector-$299$299

Board Members and Trustees

NameTitle
Trip RuckmanDirector

Highest Paid Contractors

ContractorServicesLocationCompensation
None---
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$2,965
Other Revenue
$324,971
Change in Net Assets
$118,766
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$136,412
Salaries, Compensation, and Employee Benefits$72,758
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Current Officers, Directors, Trustees, and Key Employees$70,550--$70,550
Insurance$19,857--$19,857
Fees for Services Accounting-$7,930-$7,930
All Other Expenses$3,182$465-$3,647
Payroll Taxes$2,208--$2,208
Other Expenses$1,983--$1,983
Office Expenses$516--$516
Fees for Services Other-$21-$21
Total Functional Expenses$200,754$8,416$0$209,170
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
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Other Liability$1
Rounding$-1
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Backup withholding compliance
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
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
No
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 2

Family relationship; randy witte/vp, mark witte/director, and tracy witte/director are brothers.

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

The 990 is reviewed by the organization's executive board.

Form 990, Part VI, Section C, Line 19

No documents available to the public.

Filing and Contact Details

Filer

Filer Name
Karnes Housing Corporation
EIN
74-1714309
Phone
8307804053
Address
701 E CALVERT, KARNES CITY, TX 78118

Signing Officer

Name
Russel Swize
Title
Secretary
Signed
2026-01-15
Discuss with paid preparer
Yes

Organization Details

Formed
1971
Legal Domicile
TX
Voting Board Members
14
Independent Board Members
11
Employees
1

Preparer

Firm
Craig Nieschwietz PLLC
Address
311 N Front St, Falls City, TX 78113
Preparer
Craig Nieschwietz
Phone
8302994783
Supplemental Narrative

Additional Explanations

Operating Management

FORM 990 PART VI SECTION A LINE 1a THE VOTING MEMBERS AUTHORIZE THE EXECUTIVE COMMITTEE COMPOSED OF THE PRESIDENT, VICE PRESIDENT, AND SECRETARY-TREASURER TO CONDUCT THE ORDINARY OPERATIONS AS NEEDED--NOT NECESSARILY ON A DAILY BASIS

Raw XML AppendixShowing 400 of 428 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/Form990PartVIISectionAGrp/TitleTxt0President
IRS990/Form990PartVIISectionAGrp/TitleTxt1Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt2Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt3Director
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Director
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
IRS990/Form990PartVIISectionAGrp/TitleTxt8Director
IRS990/Form990PartVIISectionAGrp/TitleTxt9Director
IRS990/Form990PartVIISectionAGrp/TitleTxt10Director
IRS990/Form990PartVIISectionAGrp/TitleTxt11Director
IRS990/Form990PartVIISectionAGrp/TitleTxt12Director
IRS990/Form990PartVIISectionAGrp/TitleTxt13Director
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IRS990/MissionDesc0A GROUP OF LOCAL BUSINESS PERSONS PROVIDING AFFORDABLE RESIDENTIAL RENTAL TO ALL ECONOMIC SEGMENTS OF THE LOCAL POPULATION AS WELL AS RENTAL OFFICE SPACE FOR VARIOUS BUSINESSES IN KARNES COUNTY
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IRS990/OtherExpensesGrp/Desc1REPAIRS & MAINTENANCE
IRS990/OtherExpensesGrp/Desc2SUPPLIES
IRS990/OtherExpensesGrp/Desc3CONTRACT LABOR
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IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0FAMILY RELATIONSHIP; RANDY WITTE/VP, MARK WITTE/DIRECTOR, AND TRACY WITTE/DIRECTOR ARE BROTHERS.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1The 990 is reviewed by the organization's executive board.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2No documents available to the public.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3FORM 990 PART VI SECTION A LINE 1a THE VOTING MEMBERS AUTHORIZE THE EXECUTIVE COMMITTEE COMPOSED OF THE PRESIDENT, VICE PRESIDENT, AND SECRETARY-TREASURER TO CONDUCT THE ORDINARY OPERATIONS AS NEEDED--NOT NECESSARILY ON A DAILY BASIS
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Form 990, Part VI, Section A, Line 2
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Form 990, Part VI, Section B, Line 11b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Form 990, Part VI, Section C, Line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3OPERATING MANAGEMENT
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IRS990/TerminateOperationsInd0false
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IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0701 E CALVERT
IRS990/USAddress/CityNm0KARNES CITY
IRS990/USAddress/StateAbbreviationCd0TX
IRS990/USAddress/ZIPCd078118
IRS990/VotingMembersGoverningBodyCnt014
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IRS990/WebsiteAddressTxt0N/A

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