Coordinating Opposite Approaches to Managing Urban Growth and Curbing Sprawl: A Synthesis

The purchase of development rights to farmland and open space has recently gained in popularity as a growth management tool. A purchase of development rights program pays the landowner for the unearned increment in exchange for strong deed restrictions, limiting the use of the property. On the other hand, land value taxation, a modification of Henry George's Single Tax, would tax land more heavily than improvements, thus encouraging the development of land. While land value taxation and the purchase of development rights appear to be opposing fiscal policies, they could be employed together as part of a regional planning strategy to encourage in-fill development within and near cities and to curb sprawl by retaining farm, forest, and ranch lands.     

A. R. Prest's Investigation of the Case for Site Value Taxation

A bstract . Urban site value taxation —an application to one of the several types of land and natural resources of Henry George's proposals for recapturing for the public's benefit the value its presence and activities accord to land—has been investigated by a leading British fiscal economist, A. R. Prest. He finds that the taxation of urban land is badly in need of reform. Considering the options available, he declares: "With site value rating (land value taxation ) there surely is a very strong case for further experimentation." Professor Prest surveys the whole literature of the question in a strictly objective fashion.     

OPTIMAL PROPERTY TAXATION IN CALIFORNIA: Is Greater Reliance on Land Values Feasible and Desirable?

Legal changes to Proposition 13 and fiscal imbalance provide, for the first time since 1978, the environment for serious consideration of restructuring property taxation in California. The background of the current situation is reviewed, and as a first approach to determining the optimal property tax system, Henry George's a priori case for taxing land is noted. Studies in the new public finance, especially optimal taxation theory and applications - for example, general equilibrium modeling in policy analysis - provide encouraging though limited support for greater reliance on site value taxation.     

Site Value Taxation on Australia

A bstract . Site value taxation is neither a new nor a strictly western concept. Taxing land based on location was proposed in India around 300 B.C. François Quesnay, David Ricardo and John Stuart Mill were among the economists favoring land taxes but Henry George is credited with bringing it about in several areas, notably Australia. That subcontinent has experimented with the land tax on the national as well as the state and local levels but it is presently used only on the latter two. Empirical tests of the tax instrument are few. Pollock and Shoup (1977) forecast that eliminating the tax on improvements would increase investment levels by about 25 per cent in the long run. Hutchinson (1963) found great differences in house values and stocks. This study evaluates the effects of site value taxation on the basis of multivariate regression analysis. It finds strong evidence that, where improvements are relieved of taxation and more revenues are obtained from land values, the average value of housing is significantly higher and the value of the housing stock substantially larger.     

Taxation for Low Cost Wood Fiber*

Abstract . If forest industry taxation is to be put on a sound economic basis, the Federal Government, the largest land owner, should pay the same taxes as any other landowner, so that the social and economic effects of taxation are realized. Specialists report that the form of the property tax preferred for the taxation of the property of the forest industry, under most circumstances, is land value taxation, not the property tax based on income realized at some point In the future which presumed the continued existence of virgin forests. This paper recognizes that the forest industry now is based on harvests of tree crops and proposes a further development of the land value taxation principle in the form of a forest tax composed of a land value tax combined with a tax on tree growth which increases as growth as a percentage of volume growth decreases with the tree's increasing age.     

Exploring tax evasion in the context of political uncertainty

We present a model of agents facing the uncertainty of two future forms of government who are able to insure against this uncertainty by hiding funds from taxation. In order to choose whether or not to hide funds from taxation, agents need to know policy choices that each government would make should it come to power. But each government, before it could make its decision, would need to know the choices of the agents who would, for example, produce tax revenues. This informational tension is resolved endogenously. We derive the resulting level of tax evasion in society and the optimal choices made by the potential governments. We examine how changes in governmental structure would affect the level of tax evasion, and how that, in turn, would affect a particular form of capital flight.     

TAXING LAND VALUE IS JUST ANOTHER QUESTIONABLE TAX

There has recently been much public debate about the introduction of a land value tax. To its supporters such a tax promises to achieve several goals simultaneously. On closer inspection, however, the arguments in favour of land value taxation are not convincing. On the contrary, the economic foundations on which proponents of this tax rely are dubious, and there are significant legal, moral and practical problems with land value taxation.     

Suburban Encroachment on the Old North 40: The Search for Effective Measures to Preserve Agricultural Land

A bstract . Since 1956, more than 40 states have passed some form of legislation to preserve agricultural land. These statutes or constitutional amendments invoke a variety of economic and/or legal strategies to obtain their objectives, but the most common strategy is that of the differential tax. None of the various strategies is entirely effective, however, although land resource allocation problems have prompted some economists to reexamine the merits of land value taxation. A survey of pertinent literature on land value taxation is examined in an effort to determine whether a system based on single tax principles might offer a simpler, more equitable, and therefore preferable solution to the problem of land resource allocation according to criteria believed to foster environmental conservation or social goals.     

Henry George and Europe

A bstract . The progressive democratic social philosophy of a 19th century American economist, Henrys George , has had a far-reaching effect on some European intellectual and political leaders. Not all adopted his practical proposal, the single land value tax as a substitute for other taxes. But the British Liberal party , a section of the British Labor party and Danish smallholders did. George's ideas were absorbed into the long standing European land reform tradition and he became the initiator and theoretical founder of the modern movement there, as Heinrich Erman , the German legal scholar, held. It is a mistake to say that the French Physiocrats anticipated George; their produit net was a tax on output, not highest potential use and was aimed to achieve stability , not development. Europeans see George and Georgism the same as Americans but in a different context, that of Natural rights.     

The Sufficiency of Single Tax Revenue:

A bstract . Statements claiming that the single tax would raise insufficient revenue to support modern governments have been damaging to Henry George's proposal to tax the rent of land. It is argued that these claims are a misleading way of assessing George's proposal. Firstly, it is shown that estimates of rent usually understate the revenue that would have been raised under the single tax. Secondly, the idea of a counterfactual proposition is used to show that government expenditure would have been lower subsequently had George's proposal been adopted. The conclusion is that there are generally errors of omission in estimating the sufficiency of single tax revenue.     

The Progress and Poverty Centenary: Advocates and Opponents Will Enjoy and Learn from the Papers Given at One Celebration

A bstract . The Committee on Taxation. Resources and Economic Development , a group of American fiscal economists , commemorated the centenary of the publication of Henry George's classic, Progress and Poverty , with a conference reported in the book. Land Value Taxation. It raises, typically from a variety of perspectives, the major issues engendered by George's analysis and policy recommendations. Economists who are at least open-minded on George recognize him as a true progressive , a believer in the distribution of income in accordance with productive contribution and a convincing advocate of the social appropriation of economic rent on scientific and moral grounds. George was fundamentally correct in the idea that some form of land value taxation is an especially suitable mode of financing government, though the notion that this could be the single tax is and was unrealistic. The case for this as a cure for poverty is substantially exaggerated but it would remove one source of economic inequality. George, like Edward Bellamy , in promoting equality of opportunity rallied public support for the long-developing movement for pluralist economic democracy .     

Henry George on Property Rights: Reply to John Pullen

John Pullen argues that Henry George's proposal to "make land common property" is inconsistent with his proposal to tax rent. This reply argues that George's two formulations are consistent, and that Pullen has confused common property with state property. On the other hand, Pullen's conception of property as composed of a "basket of rights" focuses attention on the question of whether, as trustee of the common property, a Georgist regime should be understood to have certain rights (and obligations) to constrain private land use decisions.     

The Constitutionality of a Federal Net Wealth Tax

A bstract . Consideration of a Federal Net Wealth Tax would help settle the question of the scope and limits of the taxing powers of the United States Government. The confusion attending this, which has prevented the federal government from taxing land and kept state taxation of land too low to bean efficient allocator of this resource , can be clarified. The Constitution's Article I, Section VIII, gave the federal government power to levy taxes, duties, imports and excises, as "indirect" taxes, requiring only that the duties, imposts and excises be "uniform throughout the United States." The 16th Amendment authorized a "direct" tax on "incomes, from whatever source derived." The intent of the Founding Fathers—almost all large landholders—was to prevent the new federal government from using land as a tax base. But the distinction between the types of taxes lacks economic meaning. By making the base of a new tax the net wealth of taxpayers. Congress could obtain a Supreme Court test to end the confusion. If the Court, following precedent, required that land be excluded from the tax base, this would assure land as a tax base to the states and permit them to tax it in a way to end speculative withholding of tracts and sites and to bring about orderly development according to current need.     

Henry George and Europe

A bstract . The kingdom of Hungary still faced an unsolved land question as the 20th century dawned. More than half the land belonged to latifundia , large estates, archaically mismanaged with sweated labor. Unrest among the 6 million rural poor , a third of the population, brought forth embryonic land reform aspirations. The founder of the first farmers'party, Andras Achim, sought their expropriation and parcelling out. Publication of Henry George's writings in Hungarian by the sociologist Robert Braun and especially the activities of the physician and statistician Julius J. Pikler made the Georgist proposals known. In 1917 and 1918, Dr. Pikler's ingenious lobbying succeeded in winning over the city councils of Budapest and eight other Hungarian towns. The leaders of the 1918 republican revolution included land value taxation in their program. But the turmoil of 1919, Horthy's counter-revolution and torrential currency inflation destroyed the Georgist advance.     

Henry George and Europe:

A bstract Henry George's Progress and Poverty was translated into German and published in Germany in 1881, a little more than a year after its publication in America But it was not through George's own words that his ideas first became known there Germany already had land reformers , organized in small societies They made his teachings known However, unlike the case in Britain, Germany's leftists did not welcome George's land reform ideas True, Karl Marx recognized and wrote about the role the land question played in the exploitation of labor and in his third volume of Capital took basic positions parallel to George's, it was published long after Progress and Poverty The hostility of Wilhelm Ltebknecbt toward land reform reflected the German public's disinterest in the land question and may explain why Marx concentrated on appealing to the urban industrial worker     

Neighborhood Revitalization and New Life: A Land Value Taxation Approach

When a neighborhood declines, the poor get poorer, crime rises, and those who can leave the area. The tax base shrinks, so the rates paid by those least able to pay increase. The prevailing system of a low tax on land values leads to land speculation and private land banking, assuring that the landowner can hold out for a very high price for a very long time. A higher tax on land values (coupled with reduction in building taxes) creates an incentive to sell that land or do something with it rather than waiting. In cities that use land‐value taxes, real‐estate markets start to work again and neighborhoods recover. Clairton, Pennsylvania's adoption of a land‐value‐taxation system demonstrates the neighborhood revitalization to which it leads, as owner‐occupied residences and multi‐family units saw a relief in their tax burden. In contrast, vacant properties' contribution to the city budget tripled, providing the resources to pay for the education of Clairton's children and liberate working and middle‐class families from the bonds of labor and capital taxation.     

Site Value Taxation in a Declining City

A bstract . The relationship is analyzed between the economic decline of a central city and the likelihood that a site value tax will be politically acceptable. Public choice and land use models are combined to generate a scenario of land use changes and changes in improvements to land ratios which determine whether a specific property owner will gain or lose from a revenue-neutral site value tax. A case study is presented which substantiates many of the effects suggested by the model. In general, private and public sector responses to a city's decline result in an atmosphere that is relatively hostile to site value taxation.     

On Modernizing Local Public Finance

Abstract . Urban economists tend to agree that land value taxation is both equitable and efficient. Then why won't American urban areas reform their property taxes into a land value tax? One explanation may be that the climate of opinion is that the taxation of wealth is wrong. This may be another of the legacies of the Great Depression. In the 20 years preceding, levels of property taxation increased very substantially; this was associated with rapid urbanization and big increases in public expenditures. Even with the collapse of property values urban governments extended expenditures and hence taxes on real property—as they did again with inflation in the 1970s. But in the 70s residents were predominantly owner-occupants—a result of counter depression policy. Their hostility to taxing unrealized capital gains is the obstacle advocates of land value taxation have to overcome.     

Mineral Taxation, Mineral Revenues and Mine Investment in Zambia, 1964–83

A bstract . The relationship between mineral taxation, mineral revenues , and investment in existing and new mine capacity in Zambia during 1964–83 is examined. By the mid-1970s the Zambian copper industry was incapable of producing investible surpluses which could be appropriated by government partly because of unfavorable movements in real market prices for mining inputs and mineral output, partly because the mineral taxation systems applied since 1964 had deterred mine investment. This situation can only be remedied by changing the cost structure of Zambia's copper production, requiring major investments in modernization of existing, and development of new, mines. A tax system is suggested which offers a workable compromise between the need to obtain revenues for development and to ensure continued investment in mining.     

Henry George and Europe

A bstract . Adolf Damaschke , a Berlin schoolteacher, played a'fateful' role in developing a large land reform constituency in Wilhelmian Germany. By chance he heard a lecture by Michael Flürscheim , Henry George's follower. And by accident he was won to the movement. He built the Union of German Land Reformers into an active organization of 100,000 dedicated members from all classes. For tactical reasons what Damaschke pushed was his version of the' Single Tax Limited,' though he never lost sight of George's philosophy of freedom. There was a "German Fatherland" emphasis in his advocacy. Yet he despaired of building a mass constituency for that philosophy.