The effect of property taxes on urban areas

The effects of property taxes on urban areas are studied relative to a local wage tax. The changes in urban population and in the consumption and price of housing are determined in cities with various types of production sectors. Distortions in the composition of housing and residential density patterns are also reported. Examples are constructed to quantify the size of the changes and test whether property taxes are capitalized into land values.     

The effect of property taxes on vacation home growth rates: Evidence from Michigan

The Tiebout model assumes that individuals sort to the jurisdiction which best matches their fiscal preferences. However, there is a paucity of reliable estimates for the impact of tax changes on household mobility. We utilize a state mandated school finance reform and temporal differences in vacation home densities to provide a unique test of this fundamental Tiebout assumption. The results show that changes in property taxes explain a significant amount of the variation in vacation home growth; a 3–4 mil decrease in property tax rates is associated with an increase of approximately one vacation home per square kilometer.     

Soft budgets and hard rents: a note on Kornai and Gomulka

This note shows how Kornai's concept of the soft budget constraint can be decomposed into separate elements of technical inefficiency and relative price distortion. The distinction between r-budget softness and m-budget softness introduced by Gomulka is shown to correspond to the equivalent and compensating variation measures of efficiency loss. It is also argued that budget softness should be viewed as the outcome of a rent-seeking process in which a firm's action in the control sphere incurs an opportunity cost in the real sphere. Adopting such a perspective leads to a re-definition of the resource loss associated with budget softness and results in much higher estimates of the social costs of soft budgets than those proposed in the existing literature.     

Optimal investment with taxes: an existence result

We study the deterministic control problem of maximizing utility from consumption of an agent who seeks to optimally allocate his wealth between consumption and investment in a financial asset subject to taxes on benefits with first-in–first-out priority rule on sales. Short sales are prohibited and consumption is restricted to be non-negative. Such a problem has been introduced in a previous paper by the same authors where the first-order conditions have been derived. In this paper, we establish an existence result for this non-classical optimal control problem.     

The rise of environmentalism, pollution taxes and intra-industry trade

This paper develops a political-economy model to investigate to what extent a rise of environmentalism can successfully encourage higher pollution taxes and reduce pollution. The model focuses on special-interest group politics, intra-industry trade and a transnational environmental externality. The main finding is that a rise of environmentalism is not sufficient to protect the environment when pollution is relatively immobile and environmentalists are concerned with pollution in other countries than their own.Received: January 2004, Accepted: November 2004, JEL Classification: D72, Q28, F12I am grateful to Rolf Bommer, Jan Rose Skaksen, Per Fredriksson and Torsten Persson for comments and suggestions.     

The impact of unemployment insurance taxes on wages

This paper examines the incidence of state unemployment insurance taxes on wages paid to workers in various demographic groups. The empirical work matches state level measures of unemployment insurance tax and benefit variables to data aggregated from the Current Population Survey on worker earnings for the period 1992 to 2002. Econometric evidence presented in the paper supports the paper's main hypothesis that UI tax rate structure has its greatest adverse impact on less mobile workers (prime age married women and young workers) and little impact on more mobile workers (prime age men).     

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.     

Property taxes and urban housing abandonment

This paper formulates and estimates an economic model of landlord housing abandonment, using New York City data. A major focus of the study is to investigate the importance of property taxes in the abandonment decision, as opposed to such factors as the types of buildings or the characteristics of households occupying the neighborhood. There are two major results: first, cities can reduce the rate of abandonment by initiating foreclosure as soon as buildings go into arrears on property tax payments (rather than allowing a grace period), and second, property taxes are an important and significant determinant of abandonment rates. The benefits and costs of a policy whereby cities would systematically reduce property taxes in blighted neighborhoods by lowering assessment levels are also explored.     

Public spending and optimal taxes without commitment

We consider a representative agent, infinite-horizon economy where production requires private and public capital. The supply of public capital is financed through distortionary taxation. The optimal (second best) tax policy of a benevolent government is time inconsistent. We therefore introduce explicitly the constraint that at no point in time the revision of the original tax plan is desirable. We completely characterize the (third best) tax plan that satisfies this constraint, and estimate the difference in tax rate between the second and third best policy for a wide range of parameters. For some of these the difference between the second and third best tax rates is large, and so are the associated rates of economic growth.     

Corporate debt,corporate taxes and leasing

This paper utilizes recent developments in capital lease modeling to develop a new specification of the relationship between the expected returns to debt, levered equity and unlevered equity for firms that lease a portion of their assets. Accounting explicitly for leases is shown to be important when the difference between equity and debt risk is large, when the risk of leased assets differs from the firm's other assets and when salvage value is a significant portion of the capitalized value of the firm's lease obligations. This new specification yields improved estimates of firms' unlevered cost of capital, thereby facilitating improved capital budgeting decisions in those that lease a significant portion of their assets.     

The effects of output and factor subsidies or taxes on an urban area

This study investigates the effects of five types of factor and output subsidies upon an urban area. It represents an improvement upon prior regional tax or subsidy analyses since it includes a non-traded good in the urban model. Also, the supply elasticities of the three inputs to production; land, labor, and capital are parameterized, thus increasing the generality of the results. A suggested application of the model is to the study of urban decentralization policies in countries with a low or mid-level of development.     

我国矿产资源税费征收现状及存在的问题

我国矿产资源行业存在着国家财产权利没有得到充分体现和矿山企业税费负担过重的双重问题,严重制约了矿业经济的可持续发展。文章借鉴国外矿产资源税费制度,提出要建立科学的矿产资源税费制度,以完善矿产资源税费理论。     

Implementation with partial verification

This paper examines the implementability of social choice functions when only partial verification of private information is possible. Green and Laffont (1986) used this framework to derive a necessary and sufficient condition for the revelation principle to continue to hold with partial verification. We provide economically interesting characterizations of this condition, which suggest that it may be too restrictive. This leads us to consider implementation (not necessarily truthful) in general, when there is partial verification. We consider the case where compensatory transfers are allowed, giving the mechanism designer further leeway. We show how partial verification may allow efficient implementation of bilateral trade, where it would otherwise not be possible. Received: 1 August 1998 / Accepted: 5 September 2000     

Income taxes and the destination of movers to multistate MSAs

We examine how differences in state income tax rates, as well as other state and local taxes and public service expenditures, influence the choice of state of residence for households (federal tax filers) moving into multistate metropolitan areas (MSAs) using data from the IRS on the migration of taxpayers. MSAs that are on borders provide a spatial discontinuity—discrete differences in state tax rates within a single labor market. These MSAs allow residents to live in one state and work in another state. We find that differences in state income tax rates have a significant impact on the relative rate of migration to the states within an MSA. However, contrary to what would be expected, this impact is only significant in MSAs in which the filing state is based on employment (states without reciprocity) and not for those states in which the filing state is the state of residence (states with reciprocity). In MSAs where states do not have reciprocity agreements, a difference of ten percent in tax rates leads to a 4.1 percent difference in the relative rate of incoming taxpayers. Analogously, we find that a ten percent difference in state tax rates in these MSAs results in a 3.3 percent difference in the rate of tax base inflow (AGI). Our results suggest that one reason that differences in state income taxes appear to have more impact in multistate MSAs without reciprocity is that only relatively large differences in state income tax rates have any impact on migration and these differences are much more pronounced in MSAs without reciprocity.     

Large lot zoning, property taxes, and metropolitan area

The paper is a study in positive economics. Two- and three-sector models are used to determine the effects on urban land and housing markets of land use controls such as minimum lot size, maximum density, and maximum bulk requirements. The effects of these controls on rural-urban land conversion and on the effects of property taxes on urban land markets are also investigated. The land use requirements are found to accelerate rural-urban land conversion in some cases and affect the impact of property taxes on urban land and housing markets.     

Causality between taxes and expenditures: Evidence from Latin American countries

The paper applies the techniques of cointegration and Hsiao’s version of the Granger causality method to examine the causality between taxes and expenditures for eight Latin American countries. The findings of bidirectional causality between taxes and expenditures in Chile, Panama, Brazil, and Peru indicate that taxes and expenditures are jointly determined. This study, however, detects causality running one way from taxes to expenditures in Columbia, the Dominican Republic, Honduras, and Paraguay. Taken together, this study strongly rejects the spend-and-tax hypothesis. (JEL C320, E620)     

Property taxes and home prices: A tale of two cities

We explore the influence of property taxes on home prices, taking advantage of a policy experiment of property taxation in Shanghai and in Chongqing starting from January 2011. Using the approach suggested by Hsiao, Ching and Wan (2012) we estimate hypothetical home prices in the absence of property taxation for Shanghai and Chongqing using home prices in other cities and provinces. We show that the OLS generates consistent estimators when the price series are non-stationary I(1) processes. We apply the model to a panel of average home prices of 31 cities and provinces in China, and find the property-tax experiment lowered the Shanghai average home price by 11%–15% but raised the Chongqing average home prices by 10%–12%. An examination of the policy details and data on prices by home types suggests the post-treatment price increase in Chongqing can be driven by a spillover effect from high-end to low-end properties.     

Payroll taxes,wages and employment: Identification through policy changes

This paper investigates the effect of changes in payroll taxes on wages and employment in Argentina. The analysis, based on administrative data, focuses on the impact of a series of major changes in payroll taxes which varied across geographical areas. This setup offers two main advantages over previous studies. First, using longitudinal data, the variation in tax rates across space and time provides a plausible source of identification of their effects on employment and wages. Second, the use of legal tax rates for each area at each point in time provides a remedy for the measurement error bias raised by the use of empirical rates constructed from observed tax and wage bills. Once this bias is accounted for, the results indicate that changes in payroll tax rates are only partially shifted onto wages, and they point to the absence of any significant effect on employment.