Public Choice and Land Tax Fairness

Land value taxation (LVT) as desirable U.S. tax policy was brilliantly set forth by the American publicist and economist, Henry George, in the book Progress and Poverty, published 100 years ago. Economists concerned with state and local taxation have generally accepted the basic elements of George's analysis. The absence of substantial LVT legislation despite the economic efficiency and ethical strengths of land as a tax base arises from two sources. First, the public perception of land has not separated land's attributes from those possessed by other property. Second, land ownership data have not been gathered and publicized. Groups favoring taxes that promote economic justice and efficiency should support efforts to develop land ownership data. It would be an important first step toward fully utilizing the potential of LVT.     

Henry George and the Classical Scientific Research Program: The Economics of Republican Millennialism

Abstract . Henry George's classicism was evident in his acceptance of “hard core” assumptions inherent in classical economic analysis, notably that rational self-interested behavior exercise in competitive markets maximized economic welfare. However, George's “stage theory,” the “Law of Human Progress,” led him to reject the classical nexus between social and economic welfare. The emergence of an exchange economy improved efficiency and economic welfare, but institutional changes lagged behind, particularly the redefinition of property rights. Consequently, economic growth based on land as a private rather than public good widened the gap between economic efficiency and social welfare. Hence George's paradox of poverty amidst progress. George resolved the equity efficiency conflict by treating land as a public good. Then, the sale of monopoly rights to land through the “single tax” on land rents captured the difference between the private and social costs of land use.     

The Vermont Land Gains Tax Experience With It Provides a Useful Lesson in the Design of Modern Land Policy

Abstract . Vermont is currently the only state which employs a special capital gains tax on certain land sales. A comparison between the Vermont land gains tax and Henry George's Single Tax provides a useful lesson in the design of modern land policy. The Vermont tax is aimed at discouraging short run land speculation, while the Single Tax seeks to discourage the long term quasimonopoly of land ownership. The Single Tax would capture unearned increments to land value while the Vermont tax applies only to realized capital gains and tends to reward long term speculators. An empirical analysis of the Vermont tax reveals that tax revenues have been small, and that the tax has not prevented a rise in land values. In fact, the Vermont tax may have increased land prices by restricting available land supply. Although the Vermont tax intended to curb speculation and reduce land subdivision activity, it is not a substitute for land use planning and carefully designed growth control ordinances and regulations.     

Henry George and Immigration

Henry George's opposition to free immigration may be surprising in light of his positions on other aspects of economic theory and policy. This essay reviews George's statements on immigration policy, discusses inconsistencies of these statements with his positions on free trade and Malthusian population theory, compares George's views with the neoclassical economic perspective on immigration, and suggests that implementation of George's policy of taxing land values would share the gains from immigration in a manner that might reduce opposition to open borders.     

Rethinking Common Versus Private Property

The Commons/Green Movement seems to have accepted that the current system is based on the principles of private property, and then has juxtaposed the notion of common property to private property. In fact, the current system is based on violations of the principle on which private ownership is supposed to rest, namely, the principle of people getting the fruits of their labor. The Commons Movement should critique the current system as an abuse of private property both in how it treats the products of labor as well as how it treats that which is not the fruits of anyone's labor (natural resources). When private property is refounded on its just foundation, then economic enterprises would be democratic firms such as worker cooperatives, and the ground would be cleared to apply special arrangements to natural resources, which are not the products of labor.     

Henry George and the Classical Scientific Research Program: George's Modification of It and His Real Significance for Future Generations

Abstract . Henry George's revision of classical economics was based on a new “hard core” assumption linking efficiency, equity, and social welfare to a revised concept of property rights in land. However, rather than create new core supporting “protective belt” theories, George either accepted or, when necessary, modified existing classical theories especially those which threatened his new hard core, for example, classical “wages-fund” theory. Consequently, George's adaptation of the Ricardian “stationary state” model was less accurate than mainstream classical economics in its predictions concerning the behavior of the distributive shares of income over time, and the effects of technological change on economic growth and economic welfare. Without its own protective belt, George's classicism became a special case of classical economics whose value, nevertheless, existed in its effective criticism of classical property rights theory.     

Community Classification and Growth in Effective Property Tax Rates: A Case Study of Rate Divergence in 39 Rhode Island Towns

Abstract . A multiple regression analysis of cross-sectional data for 39 Rhode Island towns indicates that variation in the level of effective property tax rates among communities can be substantially explained. The determinants are a community's population density, median family income, real property per capita, and the ratio of commercial to total property tax, revenue. Population density serves as a criterion for judging the “cityness” (1) of a community, that is, its degree of urbanization. A positive relationship exists between population density and effective property tax rate. Communities with the highest population density tend to have the highest tax rates. This relationship is shown in each analyzed year. Covariance analysis applied to the regression coefficients for the various years reveals a significant change in the population density coefficient. This coefficient change indicates a divergence in effective property tax rates among city, suburban, and rural communities.     

Henry George and Europe

Abstract . Henry George's land reform ideas became known in Germany not through his writing or speaking but through the efforts of Michael Flürscheim, an industrialist and pioneer social reformer, who first presented those ideas to the public. The American's idea that the land value tax was the only legitimate source of government revenue as the only economic surplus had found no acceptance among German socialist leaders. It was a capitalist, Flürscheim, who was inspired by George's theories and wrote and spoke about them. Flürscheim brought about the foundation of the first German land reform organization. Though it failed, a successor became the largest such association in the world.     

Hazen S. Pingree and the Detroit Model of Urban Reform

Hazen S. Pingree was a remarkable civic leader. In his four terms as mayor of Detroit from 1889 to 1897, Pingree lowered the cost of vital public utilities, including gas, lighting, and transit; modernized the city's sewage system; and rooted out corruption and dishonesty in municipal government. He successfully spearheaded the movement for the three‐cent streetcar fare and brought Detroit to the brink of public ownership and operation of its own transit system. Pingree's social reform program for Detroit centered around two interrelated urban reform movements gathering steam at the turn of the 20^th century: the movement for municipal ownership and the movement to equalize taxes by increasing taxes on corporate property. Both of these movements drew heavily from Henry George's single tax. In particular, Pingree's efforts to secure a municipally owned and operated street railway system and effort to increase taxation on corporate property illustrate the ways in which turn‐of‐the‐20^th‐century civic leaders drew from the rhetoric and substance of George's ideas to implement progressive urban reforms.     

Political Economy of Property Tax Reform: Hawaii's Experiment with Split‐Rate Property Taxation

Economic theory suggests that switching from a general property tax to a split‐rate tax increases land use efficiency and stimulates urban core development while preserving the environment and reducing urban sprawl. Under split‐rate property taxation, land is typically taxed at a significantly higher rate than improvements. Beginning in 1965 Hawaii experimented with a statewide split‐rate property tax system to encourage economic growth and effect land reform. The experiment was ended in 1977. Following the transfer of property taxing powers to the counties in 1978, some counties brought back the split‐rate property tax at times. Since 2006, Kauai County has adopted the unusual practice of taxing improvements at a higher rate than land for most property classes. This article chronicles and explains the rationale behind Hawaii's state and county experiments with split‐rate property taxation.     

Site Value Taxation and Manvel's Land Value Estimates

Replacement of the existing property tax with a. tax on site value requires that the site value base be sufficiently large to generate the same revenue as the existing tax. The adequacy of the site value base is examined in view of Manvel's land value/property value estimates. The conclusion is that only partial replacement may be feasible in many cases, but this may still produce a desirable effect.     

Property Tax Assessment Reform: A Source of Local Revenue Windfall or Fiscal Retrenchment

Abstract . Researchers, state officials and taxpayers have often speculated that property tax assessment reform would lead to an increase in the overall tax burden. They contend that, given the large non-discretionary increase in the tax base during the reform, local governments can raise more resources without increasing the nominal tax rate. An empirical analysis of 74 towns in New York supports that position. However, two types of tax shifts that occurred in the wake of reassessment—interclass shifts of tax burden to the owners of residential propertieskovn the other property classes and intra-class shifts observed among residential property owners—have caused significant moderation in this pattern of local government behavior. Therefore, tax reform, while it bestows revenue windfalls upon some local governments, may require fiscal retrenchment by others.     

Henry George and Europe: As Dissident Economist and Path-breaking Philosopher, He was a Catalyst for British Social Reform

Abstract . Henry George's influence was greater in the United Kingdom than in the United States. The 80s and 90s there were particularly favorable for the reception of his revolutionary ideas. Though, thanks to such thinkers as Alfred Russell Wallace and James and John Stuart Mill, a land reform movement already existed, its sudden rise to national significance was due to George. George's writing and speaking skills and his dedication moved many serious citizens into the political Left and heavily influenced men and women who became leaders of British non-Marxian socialism, at the formation and consolidation of their movement. While George's followers broke with both the Wallace and socialist movements, George's rhetorical talents awakened the broad circles of thinking people to a consciousness of the full range of the social question.     

Private Property in the Context of Community

The dominant philosophy of private land ownership—that private property exists for the benefit of its owner and that use and ownership should be determined by market forces—is not the only philosophy in the American tradition. Classical republicanism's proprietarian perspective was equally in favor of private property, but held that private property exists for the benefit of society. This article begins by presenting the proprietarian view of private property rights, drawing on the legal scholarship where this perspective has been revived. Next, I use the case of contemporary land reform in Scotland to exemplify the rationale for this perspective. Lastly, I attempt to import the lessons of Scottish land reformers without importing their model, instead considering ways in which private land ownership might be embedded in non‐market institutions in the United States.     

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.     

Henry George's Impact at Home and Abroad: He Won the Workers of Marx's Adopted Country But Through Leninism Marxism Has Won Half the World

Abstract . Henry George, the American economist and social philosopher, considered it an anomoly that, under modern industrial conditions, progress and poverty should march together. He recognized that the juxtaposition of wealth and want was a worldwide phenomenon and traced its cause to monopoly, particularly the monopoly of land and natural resources. Realizing that current taxes on consumption and production were disincentives to capital and labor, he proposed that governments tax the only true surplus, economic rent, through land value taxation. This would enable the people to reassert their common title to the land—the earth. His message was accorded a more favorable reception abroad than at home. Karl Marx wrote Das Kapital in England but it was George, not Marx, who appealed to the British workers. Yet it was Marxism that swept half the world into State socialism, conquering by political power and bayonet-Leninism while George's followers pursued the democratic approach of public education.     

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.     

Henry George on Land Ownership: A Comment on Pullen

Did George alienate many by presenting his reform program as the institution of a new form of restricted land possession rather than as the retention of traditional ownership with a substantial land tax imposed? It seems doubtful, yet the distinction merits further exploration and the peculiar and hard‐to‐implement nature of the tax and the difficulty of reconciling it with George's distrust of government needs to be stressed. Ideally, George might have preferred complete government ownership of land but his policy proposals were pragmatically adapted to the realities of his own society. The extent of the egalitarianism and aid to the landless implied in his program is questioned.     

Jane Jacobs on Henry George: Progress or Poverty?

Henry George and Jane Jacobs each have devoted followers today who remain mainly outside the intellectual mainstream, both are iconic American intellectuals largely sympathetic to and quite knowledgeable about how markets work, and they each challenged the prevailing economic orthodoxies of their day. Much has been written, pro and con, on George's single tax and on Jacobs's battles with urban planners, and while I don't directly address either here, what I say does have implications for those controversies. In particular, I show how and why their views on the nature of economic progress, and of cities in that progress, fundamentally differ. I trace the difference to George's essentially classical approach to economics in contrast to Jacobs's subjectivist approach, which more radically transcends the economics of her time.     

Herbert Davenport on the Single Tax: A Second Look

A bstract . Despite a recent claim to the contrary, Herbert J. Davenport was firmly against the Henry George proposal to try to raise all public funds from a tax on land. This is evidenced by two papers he wrote on the subject. Davenport argued that the single tax on land would prompt the inefficient use of substitutes for land, that it would tend to destroy the base upon which the tax was levied, and that it would offend our sense of justice, or the equal treatment principle. The most important and effective of his arguments appears to be the first. It was, more specifically, that in the event of a land tax, individuals would economize on land. They would farm more intensively, they would construct higher buildings, and they would exploit potential underground living space. This paper describes Davenport's arguments and shows why they have been misinterpreted in the past as supporting Henry George's tax theory.