How Much Revenue Would a Full Land Value Tax Yield?In the United States in 1981, Census and Federal Reserve Data Indicate It Would Nearly Equal All Taxes

Abstract . Most urban economists and particularly specialists in urban public finance consider the land value tax, because of its economic effects and its influence toward rational development, the tax of choice. But could it replace, in whole or in large part, taxes which now burden labor and capital and distort efficient allocation of resources? How important would a full land rent tax's yield be? The U.S. Bureau of the Census provides data which, adjusted for errors and omissions, indicates that the annual land rent for 1981 was $721 billion. Federal Reserve Board data, similarly adjusted, indicates annual land rent for that year was $590.38 billion Hence we may say that a full land rent tax would yield something around $658 billion in 1981, or 28 percent of the 1981 national income. This is nearly two thirds of all taxes levied by all levels of government in 1981, and, with user charges and similar fees continued, it is probably equal or nearly equal to burdensome taxes.     

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.     

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.     

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.     

Site Value Taxation and the Timing of Land Development

A bstract . Recent writers have challenged the traditional view that a tax on site value is neutral, but there is still disagreement as to the effects of the tax. The site value tax affects the timing of land development in that it provides an incentive for landowners to develop land sooner than under a property tax levied on improvements also. Confusion has resulted from a failure to distinguish market value from development value. The incidence of the site value tax must take into account the dynamics of untaxing capital and of the capitalization of the tax increase on land values , as well as of the resulting increase of land supply and its effect in further reducing land values. The increased profitability of capital improvements could then increase land rent from the demand side. Obviously, amidst such dynamic changes, the overall effect on land values and rents is unsettled pending further research.     

Income taxes and urban spatial structure

This paper examines the impact of an income tax in a monocentric city where households equilibriate their allocation of time between work, commuting, and leisure. An increase in the income tax rate lowers the implicit value of time, and hence transportation costs. “Compensated equilibrium” comparative statics analysis shows that under certain conditions, this results in a larger, more dispersed urban area, with lower land rents at the city center and less population within any given distance from the center. The welfare effect of an income tax rate change is also studied, and an expression for the marginal excess burden is derived. The income tax produces welfare losses both because it induces substitution in favor of leisure and in favor of travel—the latter accompanied by excessive spatial dispersion and consumption of space. The marginal excess burden depends not only on the compensated demand elasticity for leisure, but also on that for space. Finally, the problem of benefit measurement for transportation projects in this tax-distorted spatial economy is examined. Benefit measures should be deflated to adjust for the fact that further transportation improvements lead to reduction of land use intensity, exacerbating the problem of spatial resource misallocation in an already excessively dispersed urban area.     

Henry George and the Institution of Private Property in Land: A Property Rights Approach

Abstract . Conflicting statements concerning whether the implementation of Henry George's single tax proposal would destroy the institution of private property in land have appeared in the literatures of economics and other disciplines. A number of writers have implied that the taxation of Ricardian rent is equivalent to land nationalization. In the main, followers of George have denied that the single tax would abolish private property in land. Their claim is based on the fact that land titles would remain in private hands under the single tax. Since the whole question of private property is beset with ideological difficulties, a property rights approach is applied to this issue in an attempt to resolve the controversy. The conclusions are that the actual implementation of George's system would not destroy private property in land and that it is incorrect to equate the single tax with land nationalization.     

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.     

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.     

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.     

Planning and Financing Water Resource Development in the United States: A Review and Policy Perspective

Abstract . Since the beginning of the 80s, there has been a discernible decline in federal spending for water resource development. The methods of financing project development at the state level exhibit diverse characteristics across different states. The state and sub-state level agencies and users will have to find and develop additional resources. This might also call for reduction in subsidies in water pricing which might give a greater role to market factors in conservation efforts. The present differentiated cost-sharing formula for different uses on the basis of the federal agency involved in the project development contributes to inefficient allocation of the resource. There is urgent need for financial and water management reform in order to avert a potential water crisis. Use, efficiency and equity considerations need to play a greater role in the distribution of the resource than in the past.     

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.     

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.     

Land Taxes in Agriculture

A bstract Farmland , which occupies two thirds of America's privately owned territory, provides more than food and fiber. Agricultural uses of land preserve open space, filter and store water, supfwrt wildlife, conserve rural resources, enlarge life style opportunities for an urban society. One instrument for preserving agricultural land from urban developmental pressures is the preferential assessment for real property tax, essentially a two rate tax favoring farming as a land use. Preferential assessment, administered typically at small, nonrollback differentials, has not deterred intensive land use changes. Indeed, it may have had the opposite effect. Changes in the tax on land and buildings are recommended as improvements in the preferential assessment of agricultural land.     

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.     

Important Issues and Serious Problems in Flat-rate Income Taxation

Abstract . Dozens of important issues are connected with the proposal of flat-rate income taxation How much, if any, activity would leave the underground economy for the reported one? Would effort and saving change? Would efficiency in the allocation of business and personal resources he effected? High rates of taxation and differences in tax rates influence behavior for better or worse. Serious proposals to change them deserve serious consideration, but difficult though not insuperable problems are involved and must be studied.     

Development Rights and the Differential Assessment of Agricultural Land: Fractional Valuation of Farmland is Ineffective for Preserving Open Space and Subsidizes Speculation

Abstract . The relative fiscal efficacy of using differential assessment as a means of preserving agricultural land is examined. A simple model of land use and land rent determination is developed and tested. An implication is that differential assessment merely delays or retards, but does not prevent, the conversion of land to developed uses. Differential assessment is viewed as a tax expenditure, or special tax reduction, that in essence leases development rights, Landowners are also shown to be overcompensated for the development rights implicitly acquired by the public sector. The fee simple purchase of development rights or regulatory control over the use of development rights can be employed to preserve farm land at a lower fiscal cost.     

Mineral Taxation in Jamaica: An Oligopoly Confronts Taxes on Resource Rents — and Prevails

Abstract . The reallocative effects on bauxite production in Jamaica following the imposition of an ad valorem tax in 1974 are considered. The international aluminum industry, being both vertically and horizontally integrated, evolved a successful strategy of time-phasing bauxite production capacity worldwide. The non-neutral tax not only made Jamaican bauxite uncompetitive with the output of other producers but also eroded the cost differential between bauxite and alternative sources of aluminum ore. The study claims that the consequences of the tax have been disastrous, and it argues that the ad valorem tax on the recovered ore must be replaced by some form of a profits-based tax.     

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.     

Increasing the Role of Environmental Taxes and Charges as a Policy Instrument in Developing Countries

A bstract .   The judicious use of natural resources is a crucial prerequisite for sustainable growth not just in developed countries but even more so in the third world. More generally, natural resource use is determined to a substantial degree by the tax structure governing a country's economic activity. When a tax constitution can be designed that stimulates the judicious use of natural resources, an important step toward achieving sustainable growth has been made. Designing such a constitution is not a simple task, however. For third-world countries, the task is further complicated by at least three factors. First, the tax system has to be exceedingly simple, since both number and quality of tax instruments available to third-world governments tend to be limited. Second, the legal system tends to mirror the state of economic development. This limits not only the tax structure an economy can bear; it also limits a government's ability to regulate natural resource use by legal means. Third, the more elaborate a legal system, the more diversity it affords its country for economic activity, including opportunities for the division of labor, that is, international competition and trade.