The Revenue Adequacy of Site Value Taxation in a Ricardian System of Economic Growth

A bstract . The federal administration has sought to reduce the growth of federal expenditures by shifting some government costs to state and local governments. An increased expenditure burden for the latter governments would require increased tax rates for existing types of taxes that have adverse impacts on economic incentives. Land taxes are considered as a source of revenue because of their efficiency aspects. Unfortunately this idea is all too often dismissed because of alleged revenue inadequacy. Thus an analysis is called for of the revenue adequacy of site value taxation in a Ricardian model of economic growth. The model allows analysis of revenue adequacy over time in an economic growth context that is suited for the long range tax-expenditure planning horizon with which local governments are faced. When revenue needs are primarily dependent upon the population size, and the fisc is initially operating at a deficit, for a land tax to permit attainment of balance, per capita rents must be increasing over time. Also when the economy's public service demand is primarily dependent upon income, deficits will not occur if rental share exceeds the share of income devoted to public output. Not all income goes to fiscal output, so rent eventually exceeds expenditures.     

Public Spending, Land Taxes and Economic Growth: An Empirical Analysis of the Adequacy of Land as a Tax Base

Abstract . Site value taxation is often cited as desirable on efficiency grounds, but is all too often dismissed for alleged lack of revenue potential. This paper empirically tests the revenue adequacy of site value taxation. Revenue adequacy in this study is defined as the ability of the tax base to keep pace with community expenditure needs. The paper concludes that communities with higher than average rates of capital growth and with a relatively constrained land area will find land taxes when subsituted for present property taxes, quite adequate for future as well as present needs.     

Annexation: An Economic Analysis

A bstract . Cost/revenue analysis is used to determine the economic feasibility for annexing various types of land uses into a municipality. Operating costs for municipal services within existing municipal boundaries are apportioned to land uses according to the percent of the service utilized by each. Capital expenditures Site averaged over the expected life of the capital facility Sind then allocated to land uses in the same proportional manner as operating expenditures. Tax yields by land use type are estimated by allocating property taxes and income taxes to land uses which generate them. For example, income taxes are allocated to the commercial and industrial land uses where the employment resulting in tax yields is found. Tax yields are then compared by land use through use of an areal average of one acre. Estimates of revenue to be produced through annexation would result from comparing tax yields with service costs using the same acre average. Thus a city is in a better position to make a decision about the economic merits of specific annexation proposals.     

Long-run growth and welfare effects of public policies with distortionary taxation

In a one-sector growth model with infrastructure investment, we study the impact of fiscal policies on growth. The government collects taxes on labor income and profits. The government uses these revenues to purchase infrastructure investment, provide utility enhancing government services, and to provide transfer payments to the households. We show that the balanced growth rate is an increasing function of the percent of government revenues that goes to infrastructure. We find that the growth maximizing mix of taxes depends on the elasticity of substitution between inputs. In particular, with distortionary taxes, the growth maximizing tax rate on capital is higher the lower the elasticity of substitution between private physical capital and public capital. In addition, the growth maximizing size of the government is higher when the elasticity of substitution between public and private inputs is low. We also investigate welfare effects of other public expenditures as well. Depending on the elasticity of substitution in production, the welfare implications of different public policies can be substantial.     

Property Tax and Housing Returns

This paper evaluates the effects of property tax on housing. While land tax and capital gains tax are widely used for curbing hoarding of land and speculation, its effectiveness is inconclusive. The imposition of a capital gains tax will impair the liquidity of property transaction, lower the rate of return on property investment, and reduce revenue from land sales which represents an important tax resource for the communities. This paper shows that a capital gains tax is capitalized into housing prices. Individuals tend to postpone the purchase of houses because of transaction taxes. Using an impulse response function, we show that a transaction tax has a dynamic negative impact on housing returns. While this paper focuses on Hong kong, for the purpose of comparison Singapore and Taiwan are also discussed.     

A Simple General Test for Tax Bias

A bstract .   The paper infers the biasing effects of taxes from their differential effects on the present values of rival uses for given tracts of land. After-tax wage rates, interest rates, and commodity prices are exogenous, hence not affected by taxes, which are therefore all shifted to land rents and values. The effects are differential among rival uses, hence change their ranking in the eyes of the landowner-manager. Most taxes downgrade the highest use into a lower use, inducing quantum leaps away from higher and better uses into lower and worse uses. The paper uses forestry as an allegory for all land uses. It compares yield taxes, property taxes, income taxes, and site value taxes. It finds that a change from the first three to the site value tax would induce quantum leaps from lower to higher uses of land.     

Climate Change Policies and Tax Recycling Schemes: Simulations with a Dynamic General Equilibrium Model of the Italian Economy

A dynamic general equilibrium model of the Italian economy is used to assess the impact of carbon taxation (or auctioned carbon permits), where additional revenue is used to cut either existing taxes on labor or on capital income. Simulation results do not support the existence of the so-called "double dividend" when labor taxes are reduced, whereas lower tax rates on capital have mild positive effects on growth and welfare, with progressivity properties on income distribution. These findings hinge on the assumptions of open economy, given world interest rate, and capital mobility.     

An Address by a Georgist Sympathizer: Practical Issues in Georgist Thought

The justice and soundness of the taxation of land rent is acknowledged but problems in assessing imply a need to introduce better methods. This is particularly true when attempting to introduce the more saleable idea of two-rate tax systems because the allocation of total value of real estate parcels between land and buildings is even more arbitrarily done than determining the total assessment. The ideas fit best at the local level and there is little chance of replacing income or sales taxes. A 100% tax would be impossible since it would lead to an avalanche of tax appeals and the abandonment of some land since a high percentage of assessments are in error. The idea of a single tax does not fit modern times when revenue needs determine taxes, rather than the amount of revenue collected determining proper or necessary government expenditure levels. One tax source may be unpopular and regarded as a dangerous concept. Land is probably less important and less relatively valuable than it used to be because of technological change. Some advances in social legislation may mitigate the need for the drastic reform, George who was a moralist deeply concerned about poverty, felt reform was needed in his day. He was right about the impacts of various taxes on economic activity and income distribution.     

TAXATION OF ECONOMIC RENTS

Economic rents have long been identified as an efficient tax base. In addition, the recent literature documents that rent income is highly concentrated and that rents are quickly increasing. Rent taxation thus seems attractive for reasons of both efficiency and equity. Nevertheless, rent taxation remains a marginal topic in research and policy making. In a systematic review of the neoclassical literature on different rent types, we find that some types of rents reflect inefficiencies and should thus be minimized, while others reward investments and should be supported in line with social welfare. What remains for taxation are land rents, one of the few true scarcity rents. Land rents have significant potential to improve the efficiency of the tax system. We then begin to develop a comprehensive theory of land rent taxation by identifying relevant efficiency and equity effects. The interaction of many of these effects remains unexplored, which might explain policymakers' hesitation in using land taxes to date.     

The Role of Symmetry between the Revenue and the Expenditure Side of the Government Budget in the Debate about the Potential Negative Effects of Tax Competition

The effects of capital tax competition are reconsidered in this paper incorporating the argument that the expenditure structure of public budget should reflect its revenue structure. The paper offers a small open economy model where capital and labour tax revenues are used exclusively on the provision of public inputs. It is shown that if the revenue side of the government budget exactly matches the expenditure side that is if industrial public goods are financed by both private production factors with the weights reflecting the contributions of public inputs to the private factor productivity then public inputs are provided optimally even in the presence of tax competition.     

CAPITALIZATION OF GOVERNMENT SUPPORT IN AGRICULTURAL LAND PRICES: WHAT DO WE KNOW?

Abstract.  The objective of this paper is to provide an overview of existing literature, both theoretically and empirically, on the extent to which agricultural subsidies do translate into higher land values and rents and finally benefit landowners instead of agricultural producers. Our review shows that agricultural support policy instruments contribute to increasing the rental price of farmland, and that the extent of this increase closely depends on the level of the supply price elasticity of farmland relative to those of other factors/inputs on the one hand, and on the range of the possibilities of factor/input substitution in agricultural production on the other hand. The empirical literature shows that land prices and rents have in general a significant positive and inelastic response to government support. Such inelastic response is thought to reflect the uncertain future of the farm programmes. And in general, studies have indicated that land prices are more responsive to government-based returns than to market-based returns.     

Personal and regional redistribution through public finance in a federal setting

Following a partial equilibrium approach, this paper studies the effect of fiscal policy on income distribution in Argentina, based on budget information corresponding to the year 2004. Specifically, it aims to provide an empirical answer to a set of questions related to the responsibility of different levels of government (national or provincial) in ensuring the equitable distribution of income; how this responsibility is accomplished in practice, when this function is shared among two or more levels of government; whether an incompatibility arises among the policies from different levels of government; and the effect of fiscal policy on personal and regional income distribution.The main results of the paper are summarized as follows. At the aggregate level, both national and provincial budgets have a redistributive impact on personal income distribution, through a combination of progressive expenditures and (slightly) regressive taxes. Regional redistribution depends on two fiscal tools: the national budget and the revenue sharing regime. The progressive effect of expenditures and taxes interacts with the geographical effect of the revenue-sharing and the national budget, reinforcing progressivity in net-receiving groups and creating a trade-off between progressivity and (negative) regional transfer in net-financing ones. Provincial budgets have more impact than the national budget, both being compatible in pursuing the redistributive goal.     

Saving the Commons in an Age of Plunder

Land ownership, as commonly understood today, originated with the enclosure movement during the English Tudor era almost four centuries ago. Karl Polanyi referred to this “propertization” of nature as the “great transformation.” That land, water, and air was a social commons is now archaic and forgotten, and with it the classical economic concept of rent, which was, in theory, once paid to royalty as the earth's guardian. Garrett Hardin's article, “The Tragedy of the Commons,” raised alarm about the abuse and loss of this realm, and he recommended constraints and privatization to prevent this. Most people view titles to landed property much as they do their household goods, but Henry George saw that the earth should be seen as a common resource and its value taxed to benefit everyone. This would restore economic equilibrium to market exchanges and pay for government services. The capture of natural resource rents can supplant taxes on wages and capital goods, and it comports with all textbook principles of sound tax theory. This policy can be the modern replacement for the commons, and implementing resource rent capture is both economically and technically feasible.     

中国房地产开发及投资经济效应分析

房地产业在我国国民经济中处于举足轻重的地位,房价的大幅涨跌都会对经济运行造成严重影响。从微观角度,通过对地产开发成本费用的分析,发现以地价和税收为主的整个政府性费用支出占到了房地产开发费用支出的近50%,而房地产开发所得的销售收入中也有近1/3以上的销售收入流向政府。因此,抑制过热的房地产市场,控制不断高涨的房地产价格,政府肩负重要责任。从宏观角度,通过对辽宁省2005年一季度到2010年底二季度的GDP数据以及房地产投资季度数据的定量分析,发现房地产投资与经济增长之间的长期弹性为0.48,存在长期均衡关系。     

Productivity Gains from Geographic Concentration of Human Capital: Evidence from the Cities

Based on recent theoretical developments the argument is made that the average level of human capital is a local public good. Cities with higher average levels of human capital should therefore have higher wages and higher land rents. After conditioning on the characteristics of individual workers and dwellings, this prediction is supported by data for Standard Metropolitan Statistical Areas (SMSAs) in the United States, where the SMSA average levels of formal education and work experience are used as proxies for the average level of human capital. The alternative explanations of omitted SMSA variables and self-selection are evaluated. An estimate of the effect of an additional year of average education on total factor productivity is computed.     

地利共享:土地财政的制度合法性

土地财政作为地方政府财政收入的重要来源,成为地方政府提供基础设施建设和社会公共服务的物质基础。在城市化的快速发展中,土地财政成为必不可少的动力。随着城市化进程的加速,土地管理法的修订,土地财政的合法性颇受争议。从合法性的制度视角看,地利共享是土地制度合法性源泉,体现在规制性、规范性和认知性三方面。但是,土地财政的地利共享合法性也面临着规制上的多变和复杂,规范上的迷离和离散,认知上的背离与缺失三方面的危机。化解土地财政的合法性危机,需要对土地财政地利共享的合法性进行重塑:规制层面上,完善土地管理法律体系,坚持土地使用的宪法底线;规范层面上,坚持土地改革的局部试点,谨慎推行全局式的土地改革策略;认知层面上,完善土地财政使用渠道,探索更加多样的土地增值分配方式。     

Henry George and Jane Jacobs on the Sources of Economic Growth

Henry George and Jane Jacobs shared a remarkably similar vision of the economic functioning of cities and of the sources of the economic growth of cities, despite having differing primary objectives. George wrote Progress and Poverty and subsequent works to persuade the public of the equity and efficiency of public capture of economic rents of land and other natural resources and elimination of taxes on labor and capital. Jacobs acquired fame for The Death and Life of Great American Cities in which she challenged the prevailing orthodoxy of the urban planning profession. Both saw the density and diversity of economic and cultural activities in cities as a facilitator of innovation and entrepreneurship in all aspects of civilization. Both also recognized the power of the price system in coordinating the activities of independent decision makers and the importance of trade for economic growth.     

Open spaces,revenue sharing,and urban structure

Open spaces and revenue sharing are analyzed within an urban-spatial framework. When households do not observe the price of the public good directly and because of the external economy arising from city size, the local government cannot determine the optimal property tax rate from empirical observation of consumer behavior. The relation between the property tax rate and city size is indeterminate. When land is necessary for public good production, there is an optimal amount of revenue sharing. The property tax rate alone, only under exceptional circumstances, can be used to limit city size and the amount of land in housing production.     

Market vs social valuation of redevelopment projects in an urban setting

A conventional urban model is employed to investigate the effect of urban renewal-which leads to an increase in the intensity of land use on the rent revenue from the area that is directly affected by the development. It is shown that rent revenue would increase when the project covers less than 80% of the city area. If it covers more than 80%, rents might be reduced. Hence, in the former case market forces can be relied upon as guides for socially desirable projects.