The decision to ‘bid for business’: Municipal behavior in granting property tax abatements

We investigate the timing of local economic development incentive offers by estimating duration models of the time to adoption of the first manufacturing property tax abatement offered by a municipal government. The effects of municipal characteristics, incentive prevalence measures, and fiscal stress indicators on the duration of non-abatement regimes are investigated using data for 112 municipalities in metropolitan Detroit during 1974–1992. Median household income and the local property tax price of local public services are found to affect the hazard rates. Most importantly, there is evidence of positive duration dependence, or an emulation effect, with first-time abatement offers.     

The coordinate-wise core for multiple-type housing markets is second-best incentive compatible

We consider the generalization of Shapley and Scarf’s (1974) [Shapley, L., Scarf’s, H., 1974. On cores and indivisibility. Journal of Mathematical Economics 1, 23–37.] model of trading indivisible objects (houses) to so-called multiple-type housing markets. We show that the prominent solution for these markets, the coordinate-wise core rule, is second-best incentive compatible.     

The Spatial Effects of Wage or Property Tax Differentials, and Local Government Choice between Tax Instruments

This paper considers the spatial effects (on wages, employment, and business capital as functions of location) of a localized differential in source-based wage tax rates or business property tax rates between (for example) a central city and the surrounding suburbs. A simple model is used in which business production uses only labor and capital inputs. Consumers have fixed residential locations but may commute to work. Wage and property tax differentials have effects that are similar in some ways but different in other ways. If given a choice, a local government would choose to set its business property tax rate equal to zero and use only a wage tax.     

Housing capital-gains taxation and homeowner mobility: Evidence from the Taxpayer Relief Act of 1997

We provide new evidence on the impact of housing capital-gains taxation on homeowner behavior by examining residential mobility before and after the Taxpayer Relief Act of 1997 (TRA97), which generated the most sweeping reform of capital-gains taxation in the last two decades. In addition to lowering marginal tax rates on long-term capital gains for all assets, TRA97 also eliminated any differential treatment of housing gains above and below age 55, allowing all homeowners to qualify for capital-gains exclusions. Utilizing data drawn from the Current Population Survey (CPS) on either side of the law change (1996 and 1998) on homeowners just above (56–58 year olds) and below (52–54 year olds) the age-55 threshold and a reduced-form, difference-in-difference empirical approach, our estimates suggest that the repeal of the differential capital-gains tax treatment by age embodied in TRA97 had an economically important and statistically significant impact on the residential mobility of under-55 homeowners. Across a variety of specifications, the repeal raised the mobility rate by around 1–1.4 percentage points, which, for a mean mobility rate of 4 percentage points, represented an increase in the mobility rate of homeowners in their early 50s by 22–31%. Furthermore, the bulk of this effect was concentrated among highly mobile homeowners who a priori were more likely to have wanted to trade down (e.g., divorced, empty nesters), those facing higher capital gains tax rates, and those living in states that had experienced higher rates of nominal appreciation.     

Tiebout choice and residential segregation by race in US metropolitan areas, 1980–2000

This article examines the link between local government fragmentation, or “Tiebout choice,” and segregation between black and white residents. As suggested by Tiebout [Tiebout, C., 1956. A pure theory of local public expenditures. Journal of Political Economy 64, 416–424.], fragmented local governance structures may encourage households to vote with their feet and sort into communities based on their willingness to pay for local public services. This outcome has been well documented. The nuance explored here is that, if the demand for local public services varies by race or if households have preferences for neighbors with specific racial characteristics, local government fragmentation may foster an increase in residential segregation by race across neighborhoods and jurisdictions. Results from metropolitan-level regressions suggest that increased Tiebout choice is associated with increases in black–white residential segregation within US metropolitan areas. Comparable results are obtained from household-level estimates, where the black racial composition of a household's census tract of residence is regressed on household-level controls and racially stratified measures of Tiebout choice. Results from both approaches suggest that a 10% increase in Tiebout choice would increase neighborhood segregation by no more than 1%, while segregation across jurisdictions would increase by between 4% and 7%.     

Characterization of an extended Walrasian concept for open economies

The consistency axiom, which is quite prominent in the framework of concepts of cooperative games, can be used to characterize concepts for economies as well. Dagan [Dagan, N., 1996b. Consistency and the Walrasian allocations correspondence. A revised version of Economics Working Paper No. 151, Universitat Pompeu Fabra, Barcelona, Spain.] and van den Nouweland et al. [van den Nouweland, A., Peleg, B., Tijs, S., 1996. Axiomatic characterization of the Walras correspondence for generalized economies. Journal of Mathematical Economics 25, 355–372.] used the setting of open economies to give axiomatic characterizations of an extension of the Walras correspondence. Here, we will characterize the proportional Walrasian concept, an extension which was proposed by Thomson [Thomson, W., 1992. Consistency in exchange economies. Mimeo, Department of Economics, University of Rochester, Rochester, NY.] and which is non-empty on a much bigger class of open economies. Apart from consistency properties and other frequently used axioms, we also employ an axiom on distribution.     

Unbounded exchange economies with satiation: How far can we go?

We unify and generalize the existence results in Werner [Werner, J., 1987. Arbitrage and the existence of competitive equilibrium. Econometrica 55 (6), 1403–1418], Dana et al. [Dana, R.-A., Le Van, C., Magnien, F., 1999. On the different notions of arbitrage and existence of equilibrium. Journal of Economic Theory 87 (1), 169–193], Allouch et al. [Allouch, N., Le Van, C., Page Jr., F.H., 2006. Arbitrage and equilibrium in unbounded exchange economies with satiation. Journal of Mathematical Economics 42 (6), 661–674], Allouch and Le Van [Allouch, N., Le Van, C., 2008. Erratum to “Walras and dividends equilibrium with possibly satiated consumers”. Journal of Mathematical Economics 45 (3–4), 320–328]. We also show that, in terms of weakening the set of assumptions, we cannot go too far.     

Tiebout's tale in spatial economies: Entrepreneurship, self-selection, and efficiency

This paper establishes the existence and efficiency of equilibrium in a local public goods economy with spatial structures by formalizing Hamilton's [Hamilton, B.W., 1975. Zoning and property taxation in a system of local governments Urban Studies 12, 205–211] elaboration of Tiebout's [Tiebout, C., 1956. A pure theory of local public expenditures. Journal of Political Economy 64, 416–424] tale. We use a well-known equilibrium concept from Rothschild and Stiglitz [Rothschild, M., Stiglitz, J.E., 1976. Equilibrium in competitive insurance markets: an essay on the economics of imperfect information. Quarterly Journal of Economics 40, 629–649] in a market with asymmetric information, and show that Hamilton's zoning policy plays an essential role in proving the existence and efficiency of equilibrium. We use an idealized large economy following Ellickson, Grodal, Scotchmer and Zame [Ellickson, B., Grodal, B., Scotchmer, S., Zame, W.R., 1999. Clubs and the market, Econometrica 67, 1185–1217] and Allouch, Conley and Wooders [Allouch, N., Conley, J.P., Wooders, M.H., The Tiebout Hypothesis: On the Existence of Pareto Efficient Competitive Equilibria, (2004), mimeograph]. Our theorem is directly applicable to the existence and efficiency of a discrete spatial approximation of mono- or multi-centric city equilibria in an urban economy with commuting time costs, even if we allow the existence of multiple qualities of (collective) residences, when externalities due to traffic congestion are not present.     

关于物业税征收目的和效应之辨析

本文讨论了物业税的征收目的和物业税所产生的效应之差别，以及在实践中区分这些概念的意义。     

论物业税开征对我国城市发展的影响

物业税属于地方税种,统一的物业税开征对于提高中国城市发展的效率和水平具有积极意义.我国的物业税体制改革应注意与地方公共服务的发展联系在一起,通过开征统一的物业税,构建公共财政框架,规范政府土地管理,改善城市公共服务,促进城市房地产业健康发展.     

Property tax and urban sprawl: Theory and implications for US cities

We develop a model that adopts a log-linear utility function with a variable elasticity of substitution greater than one and show that increasing the property tax reduces city size unambiguously. We then test this result using a dataset of effective property tax rates we developed using GIS methods for 448 urbanized areas. The empirical analysis estimates a regression equation relating an urbanized area's size to the property tax rate measure and other control variables such as population, income, agricultural rent, and transportation expenditure. We find that higher property taxes indeed result in smaller cities.     

Are regulations the answer for emerging stock markets? Evidence from the Czech Republic and Poland

Does the emergence of a stock market require a well-developed legal and/or regulatory system? Although historical work by Neal and Davis [Neal, L., & Davis, L. (2005). The evolution of the rules and regulations of the first emerging markets: The London, New York, and Paris stock exchanges, 1792–1914. Quarterly Review of Economics and Finance, 45, 296–311] and Stringham [Stringham, E. (2003). The extralegal development of securities trading in seventeenth century Amsterdam. Quarterly Review of Economics and Finance, 43, 321–344] suggests that securities markets have successfully developed with little government oversight, numerous authors [including Black, B. (2001). The legal and institutional preconditions for strong securities markets. University of California Law Angeles Law Review, 48, 781–855; Coffee, J. (1999). Privatization and corporate governance: The lessons from securities market failure. Journal of Corporation Law, 25, 1–39; Frye, T. (2000). Brokers and bureaucrats: Building market institutions in Russia. Ann Arbor: University of Michigan Press; Glaeser, E., Johnson, S., & Shleifer, A. (2001). Coase versus the Coasians. Quarterly Journal of Economics, 116, 853–899; Mlčoch, L. (2000). Restructuring of property rights: An institutional view. In L. Mlčoch et al. (Eds.), Economic and Social Changes in Czech Society After 1989. Prague: The Karolinum Press; Pistor, K. (2001). Law as a determinant for equity market development – the experience of transition economies. In Peter Murrell (Ed.), The Value of Law in Transition Economies (pp. 249–287). Ann Arbor: Michigan University Press; Stiglitz, J. (1999). Whither reform. Ten years of the transition. Keynote Address, Annual Bank Conference on Development Economics, Washington, DC, April 28–30, 1999; Zhang, X. (2006). Financial market governance in developing countries: Getting the political underpinnings right. Journal of Developing Societies, 2, 169–196] argue that the Czech Republic and other Eastern European governments need more regulation for their newly created stock markets. They maintain that the Warsaw Stock Exchange, which is seen as more regulated, has outperformed the Prague Stock Exchange which is seen as largely unregulated. Thus increased regulations are a key to increased performance. This article, however, maintains that the evidence from the Czech experience has been misinterpreted. This article provides an in depth case study of the Czech stock market and finds that (a) Czech capital markets have been hindered by government intervention from their beginning, (b) that the evidence on Poland's superior performance is not as strong as suggested, and (c) that Czech regulators seem to be unqualified, lack the proper incentives, and are unlikely to benefit the market. Under these circumstances it appears that Neal and Davis (2005:311) are correct that increased government involvement is unlikely to improve the situation.     

Optimal property taxation in the presence of interregional capital mobility

A single region's optimal property tax policy is examined in a model with interregional capital mobility. In this model, property taxation is used to finance local public expenditures. Different tax rates may be imposed on property used to produce goods which are traded between regions and property used to produce nontraded goods (e.g., residential property). The key determinants of the difference between the optimal tax rates are identified, and it is argued that there exists a bias towards relatively low tax rates on property used to produce traded goods. The role of labor mobility is also investigated.     

An integrative model of effort propensity

Over twenty years ago, Mitchell [Mitchell, T.R. (1982) Motivation: New directions for theory, research, and practice. Academy of Management Review, 7:80–88.] called for research which integrates and competitively tests the multitude of motivation theories competitively. Yet, with few exceptions, theories of motivation tend to be narrow in focus. However, many motivation theories incorporate similar predictor variables such as job satisfaction, perceived equity, and organizational commitment, suggesting that theory integration is warranted. In this paper, several literatures are reviewed which deal with employee effort at different levels (e.g., withholding effort, offering extra effort). “Effort propensity” is offered as an appropriate integrating variable, and an integrative model of effort propensity which pulls these various literatures together and stimulates the type of research described by Mitchell [Mitchell, T.R. (1982) Motivation: New directions for theory, research, and practice. Academy of Management Review, 7:80–88.] is proposed.     

上海市房产税试点评价

研究目的：采用层次分析法构建一套评价指标体系对上海市房产税试点的成效进行评价,为政府完善房产税改革和进一步推进房产税试点扩围提供参考。研究方法：层次分析法（AHP）。研究结果：上海房产税改革试点。对房地产市场成交量有一定的短期调控作用,对房价的抑制作用不明显,对税收制度和地方财政收入的影响有限。研究结论：上海市房产税改革对房地产市场的调控未能达到预期,短期内不宜扩点。并提出了完善房产税改革的相关政策建议,做了相应的讨论与展望。     

Optimal taxation and intergovernmental transfer in a dynamic model with multiple levels of government

In this paper, we study the optimal choices of the federal income tax, federal transfers, and local taxes in a dynamic model of capital accumulation and with explicit game structures among multiple private agents, multiple local governments, and the federal government. In general, the optimal local property tax is zero if the local property tax is constrained to be nonnegative, whereas the optimal local consumption tax is always positive. When the local consumption tax is chosen optimally, the federal income tax can be either positive or negative. For most reasonable parameter values, our numerical calculations have shown that with a positive local consumption tax there exists a reverse transfer from local governments to the federal government.     

商业地产或成房企战略转型首选

当前,在现有房地产调控政策不放松和有可能进一步加码的长期调控态势下,越来越多的大型住宅开发企业纷纷进行战略上的转型,逐步加大非住宅物业的开发投资力度和规模,在规避住宅市场调控的同时,拓展企业新的开发领域和利润增长点。     

基于系统动力学的房产税政策仿真研究

为了科学、有效地分析房产税对房地产市场的调控作用,提高房地产政策的合理性与前瞻性,有必要建立商品住宅系统政策仿真模型,深入分析住宅系统内各因素之间的反馈关系。基于建立的住宅仿真模型,实现对房产税政策的模拟实验,得出房产税政策对住宅需求市场以及住宅价格的影响程度。本文以昆明市房地产市场作为研究样本,利用仿真系统进行了实证分析。实证结果表明,房产税对住宅增量有抑制作用,但短期内对住宅价格影响程度有限。