Spatial equilibrium with local public goods: Urban land rent,optimal city size and the Tiebout hypothesis

This paper extends the standard model of urban land rent to consider the spatial equilibrium conditions in a local public goods market as hypothesized by Charles M. Tiebout. An analysis is made of the spatial dimensions of public goods, their degree of ‘localness’ and their impact on land values. It is shown that the optimal population size of the community (Tiebout's sixth assumption) is simultaneously derived with the optimal supply of local public goods and local taxes. It is also shown that land rent is a poor output indicator of Tiebout's equilibrium conditions and that the capitalization assumption is not the appropriate test for his hypothesis.     

国外城市公园绿地的社会分异研究

公园绿地作为城市公共设施和社会空间网络的重要组成部分,应实现公平而高效的供给。简要梳理了公园绿地社会功能的演变过程,重点总结了国外在公园绿地社会分异方面的研究成果——公园本身具有绿墙式的社会隔离性或绿磁式的社会融合性,公园供给具有社会空间差异性和不平等性,公园消费具有社会分化性,并简单讨论了影响分异的因素和形成机制、实现公平配置的途径等;最后,分析探讨了未来该领域的研究趋势。     

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.     

Clubs in an urban setting

In this paper the properties of a congestable concentrated local public good (CCoLPG) are described, taking into account both locational aspects and congestion. This discussion, therefore, completes the analysis of congestable local public goods (LPG) which was started in our earlier paper (Congestable local public goods in an urban setting, J. Urban Econ., 290–310 (1982). It is here shown that the optimal provision of CCoLPG leads to the creation of clubs, where the government has to determine the location and provide the optimal quantity of LPG in each club and also levy congestion tolls on users according to their level of utilization of the club. Congestion tolls cover the αest part of the costs, where α is the level of congestability of the CCoLPG. The rest of the costs are covered by taxing land rents. Clubs will form, possibly more than one per city, even if the LPG is pure (i.e., α = 0) and they will contain a single household if the LPG is private (i.e., α = 1). The difference between these results and those of classical club theorists stem from the fact that here we also take into account the limited supply of land of given accessibility (i.e., locational aspects), which like congestion lead to the creation of clubs. When these two factors are considered together, it explains why congestion tolls alone are not sufficient to finance clubs' operations, or why pure LPGs also have to be provided locally, etc.     

土地财政与最优城市规模

土地是有限的,完全依靠土地收入的发展模式是不可持续的。本文主要考察土地财政作为地方政府的一种融资渠道,城市建设用地规模的使用是否与城市人口规模的增加相协调,是否存在过度扩张城市面积促进地区经济发展的现象。为了分析土地出让收入(地租)、公共品供给以及城市规模之间的关系,本文以乔治亨利定理为基础,并引入林达尔均衡条件建立起最优城市人口密度理论模型。采用1999～2009年31个省面板数据对中国城市成本收益模型进行计量分析,结果表明全国26个省低于估算的最优城市人口密度,验证了中国存在城市面积的扩张与人口的增加不协调发展的情况。     

基于物元分析的住房土地供应结构绩效评价——以天津市为例

土地供应作为宏观调控的重要手段,是影响房地产市场的重要因素。以天津市为例,从结构效应、经济效应和公平效应三个方面构建由15个评价指标组成的指标体系,利用物元分析模型进行绩效评价。物元模型客观地确定各指标的权重,能满足房地产市场绩效内部的复杂性。研究结果表明,天津市的土地供应结构介于一般和好之间。针对目前的土地问题,提出了合理制定土地供应计划、引导合理的住房消费、拓宽地方政府财政收入等方面的政策建议。     

Tax Competition and Revelation of Preferences for Public Expenditure

This paper considers a federal country composed of local jurisdictions that differ in their inhabitants' tastes for public goods, and which finance local public expenditure through a source-based tax on capital income. The taste for public goods is the private information of local governments. The central government seeks an optimal policy, in which grants to local governments are conditioned on local tax rates. The uninformed central government seeks both to allocate capital efficiently among jurisdictions, and to induce jurisdictions to provide an efficient mix of private and public consumption. It is shown that there persist at this constrained optimum both some misallocation of capital and some violation of the Samuelson rule for optimal public good provision in every jurisdiction.     

城市商业用地的节约利用内涵浅析

通过分析城市商业用地节约利用评价的内涵,利用拓展后的柯布—道格拉斯生产函数(C-D生产函数)对资源最优投入与商业用地节约利用的关系进行分析研究,构建了城市商业用地节约利用评价的机理。并根据分析结果指出,在保持商业用地供应量不变的前提下,可以通过提高商业地租的价格水平来提升单位土地资源的产生水平,是实现商业土地资源节约利用的一种有效方式。     

How should a local regime-switching model be calibrated?

Local regime-switching models are a natural consequence of combining the concept of a local volatility model with that of a regime-switching model. However, even though Elliott et al. (2015) have derived a Dupire formula for a local regime-switching model, its calibration still remains a challenge, primarily due to the fact that the derived volatility function for each state involves all the state price variables whereas only one market price is available for model calibration, and a direct implementation of Elliott et al.’s formula may not yield stable results. In this paper, a closed system for option pricing and data extraction under the classical regime-switching model is proposed with a special approach, splitting one market price into two “market-implied state prices”. The success of our approach hinges on the recovery of the two local volatility functions being transformed into an optimal control problem, which is solved through the Tikhonov regularization. In addition, an efficient algorithm is proposed to obtain the optimal solution by iteration. Our numerical experiments show that different shapes of local volatility functions can be accurately and stably recovered with the newly-proposed algorithm, and this algorithm also works quite well with real market data.     

Evaluation of urban land supply policy in Iran

Since the Islamic revolution of 1979, several urban land laws and regulations, as well as a new urban land development policy, have been initiated in Iran. The implementation of these policies was mainly based on public land ownership as a fundamental principle. This paper evaluates the process of recent urban land development policy and focuses on the effectiveness of the policy in terms of land supply. It includes a discussion on the issue of public land ownership, an investigation of post-revolutionary urban land policies in Iran, a discussion on the evaluation of urban land development policy in terms of land supply, and finally, presents an argument on the relationship between public land ownership and urban development. The paper argues that alongside the primary advantages of public land ownership, such as urban growth control, preventing land speculation and providing land for various social needs, the land policy has succeeded to some extent in meeting residential land demand in the study period. However, in terms of the effectiveness of the land supply policies, the paper raises some concerns such as the centralized nature of the land development process, land wastage and isolation from the general process of planning.     

房地产税改革与土地财政困局破解——基于对地方财政影响的情景分析

地方政府过度依赖土地出让收入是当前中国公共管理面临的重要难题。改革房地产税制并触发土地制度的连锁反应是破解中国土地治理困局的基本出路。通过预测不同改革方案下典型城市住房相关土地财政收入变化,评估房地产税替代土地出让（纯）收益成为地方支柱性收入源的前景。研究发现,如果合理设计覆盖城市存量和新增住房的房地产税,可在短期内保证地方土地财政收入的相对稳定,并在远期实现房地产税替代土地出让金成为地方财政支柱的目标,增强土地财政收入的可持续性。近期政府应改变“重流转、轻保有”的状况,将房地产税培育成为地方主体税种,远期应推进城乡一体化土地市场体系、土地出让制度和土地增值税制度联动改革,使地方土地财政收入从以一次性的土地出让纯收益为主向以持续的房产保有税、土地增值税等为主转变,促进政府土地管理本位职能回归,破解土地财政与政府治理困局。     

Mobile Labor, Multiple Tax Instruments, and Tax Competition

The tax competition literature shows that local governments keep property tax rates inefficiently low to prevent capital outflows, thereby underproviding local public goods. This paper adds mobile labor and an alternative tax instrument to the model. Jurisdictions have access to a property tax levied on land and capital, plus either a head tax or a labor tax. Scale economies in public good provision create incentives to use the property tax, but these incentives are not accompanied by increased incentives to underprovide public goods. In contrast, underprovision is associated with the use of a distortionary labor tax.     

Market models of local government: Exit,voting, and the land market

This paper explores linkages between exit, voting, and the land market that are central to the study of local politics. It raises new questions about the desirability of Tiebout-type governmental structures. Decentralized political and locational choice may not produce an equilibrium solution, and when an equilibrium does exist, the outcome will be dependent upon the historical accidents of community size. The effect of migration on public choices depends on the preferences and incomes of migrants, on the production function for public services, and on the price of land. Migration may lead to public choices that generate more migration in the same or the opposite direction.     

Congestable local public goods in an urban setting

In this paper, we recognize two types of unpure local public goods (LPGs): congestable and pollutable. This paper and the forthcoming one (Clubs in an urban setting, mimeo, 1980) are devoted to congestable LPGs (CLPG). In Part I we define, classify, and characterize CLPGs. CLPGs may vary in their degree of congestability between zero, in the case of a pure LPG, and one, in the case of a private good. Spatially, we recognize two types of LPGs: the dispersed LPG (DiLPG) and the concentrated LPG (CoLPG). The first is distributed throughout the residential ring and the second is provided in specific locations to which households must travel. The second part of this paper is devoted to the investigation of the properties of a CDiLPG in an urban setting. The properties of CoLPG are investigated in (Clubs in an urban setting, mimeo, 1980). A version of Samuelson's rule as to the optimal allocation of pure public goods is extended on one hand to local dispersed public goods and on the other hand to CLPGs. Two corrective Pigouvian taxes are identified: congestion tolls levied on households, and a residential land tax. These two taxes cover total government expenditure on the LPG. The fraction of the expenses on the LPG covered by congestion tolls is α, and that covered by land taxes is (1 − α), where α is the degree of congestability. Efficiency can also be achieved by zoning the residential ring and regulating the housing density in it. This procedure may replace taxation and its advantage is that we can control a large number of externalities by a single set of zoning rules and regulations. An a posteriori rule to guide the local government as to the desirability of its actions is provided.     

The social cost of through traffic: Contribution to the suburban-central city exploitation thesis

This paper deals with the conflict between local and through traffic when allocating land for transportation at the expense of residential consumption. The model developed in this paper gives the optimal allocation of land between both uses, via Pontryagin's Maximum Principle, and shows the impact of through traffic on the urban structure, on local transportation costs and on the cost of housing supply. The cost functionals are used to measure the total burden to the inner city and a connection is made to the ongoing discussion of the ‘exploitation’ thesis.     

'Public Goods' from the Market

In the mounting criticism of 'government failure', a role for government is stubbornly argued by statist-minded economists on the ground that only government can supply public goods - from defence to (some) research (p. 34). Frank van Dun of the University of Ghent argues that public goods have the same disadvantages of monopoly, restriction of choice, confiscation by taxation, pressure group distortion, as non-public goods unnecessarily supplied by government. Moreover, technical progress will make it possible to supply more public goods in the market by creating separable benefits that can be financed by pricing.     

Weakening the glass ceiling: does organizational growth reduce gender segregation in the upper tiers of Danish local government?

ABSTRACT

The theory of representative bureaucracy highlights gender segregation in the public sector and its detrimental implications for public policy outcomes. Focusing attention on organisational responses to this protracted problem, we supply evidence on whether organizational growth provides potential for change in the upper echelons of the public sector. An evaluation of the relationship between new hires and gender representation within the management tiers of Danish local government reveals an association between the recruitment of additional employees and improved gender integration. This is particularly pronounced for public organizations that employ fewer women. Implications for theory and practice are discussed.     

家电企业跨国物流供应链成本分析

我国家电企业要走出国门,赢得海外市场,关键在于构筑强有力的高效的物流供应链。而高效的供应链体现在成本最优,文章在通过流程分析得出进口地一般物流供应链模式的基础上,推导了物流供应链总成本模型,并以TCL在印度拓展业务的实际操作为案例,对该模型的应用进行了尝试,得出的结果对TCL在印度业务模式的决策起到了关键的作用。     

Multi-region Development and Fiscal Equity

A bstract . If a region has a fixed resource base (say land) then adding labor eventually results in a declining marginal product per worker. If there is a pure Samuelsonian public good in the region, more people permit the spreading of the tax burden for producing the public good at no cost in terms of crowding the good. Thus we have an essential trade-off between the declining marginal productivity of an immigrant to a region and his positive fiscal "value." This trade-off was highlighted by Flatters, Henderson and Mieszkowski¹ and an optimal population was arrived at for a single region economy. We extend this optimal population argument to a multi-region economy and observe two phenomena.     

土地使用管制及其利益补偿研究评述和启示

土地使用管制是政府配置土地资源、干预土地市场的一种方式。纠正土地使用的外部性、提供公共产品是管制的主要目的。土地使用管制的存在是必要的，但是人们必须注意加强对其效果的研究。这些效果有些是积极的，有些是消极的。土地使用管制本身是有成本的。随着社会的发展，土地使用管制方式越来越多样化、弹性化和市场化。由于管制而给有关主体造成的影响可通过税费或者补偿的方式予以再调整，以维护社会公平，并达到特定的社会目标。本文通过对国内外有关文献的回顾，得出了几点对我国土地制度有益的启示，这些制度包括耕地保护制度、用途管制制度和城市土地出让制度。