Tourism, Vacation Home Development and Residential Tax Burden:

Abstract . Differences in property tax rates among communities within a regional economy are a source of inefficiency and inequity. Less developed rural areas where natural amenities exist have often attempted to use the tourist industry as a means of importing economic development. Promoters of vacation home development argue that the impact on the local tax base is positive. However, the quantitative research in this paper indicates that under certain circumstances, vacation home development has the effect of increasing the tax burden on residential property.     

Assessment Lags and Property Tax Impacts

Abstract . A major administrative problem of the property tax is the difficulty of maintaining current assessments. If real estate is not reassessed as market values change, then the real tax rates on market value will diverge from the statutory rates. Within any taxing jurisdiction those properties with the highest rate of increase in market value will be taxed at the lowest real rate, while those with the lowest (including negative) rate of increase in market value will be taxed at the highest real rate. This investigation develops a straightforward method for calculating differentials in effective tax rates and describes the economic impacts of these differentials.     

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.     

Federal Income Tax Reform in the United States: How Did It Happen? What Did It Do? Where Do We Go from Here?

Abstract . The 16th Amendment to the U.S. Constitution in 1913 provided the legal basis for progressive federal income taxes. They now yield revenues of about $450 billion annually. Tax base erosion eventually produced a levy in serious violation of norms of allocation efficiency, distributional equity, and macroeconomic performance. Vested private interests influenced legislators by propaganda and campaign contributions to minimize their tax burdens at the expense of less wealthy taxpayers. The result was an irrational and badly flawed tax structure. In 1981 the maximum marginal tax rate on income from property and wealth was significantly reduced along with other bracket reductions. The income tax reform movement culminated in 1984 to 1986. It expanded the base of the tax while reducing marginal rates as well as brackets, with little change in the distribution of the burden among different income groups but achieving some greater equity in tax liabilities for those with similar incomes.     

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.     

Do Urban Tax Rates Converge?

A bstract . Using a multiple regression model that seeks to explain why tax rates vary, the hypothesis is tested that similarly sized cities with similar economic functions would tend to have property tax rates that converged. What variations there are in an array of urban tax rates of 20 cities in the 100,000 to 200,000 class seem to be explained by density of settlement and by the extent to which non-property tax sources bulk importantly in total urban revenues. The inference is drawn that convergence is in fact observable. Convergence would, of course, imply tax competition as among these cities.     

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.     

Alternative Methods of School Finance: An Empirical Analysis of Cities in San Diego County

. Two alternatives to the local school property tax are explored using a simulation model: a power equalizing property tax and a state-wide property tax. The effects on residents’tax burdens and service levels are estimated and compared for residents of 13 cities in San Diego County. Under each of the available options shifts in tax burdens would occur. One high income city is a major beneficiary. Three others which would be required to contribute more to education are otherwise dissimilar; one is already taxing itself heavily. When tax effort is considered, cities intended to be prime beneficiaries do benefit but not greatly. The principal gainer is a city with high income and high property values. This analysis does not indicate that these alternative programs are more equitable than the present property tax.     

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.     

On the Degree of Property Tax Assessment Inequity in Complex Tax Jurisdictions

A bstract . The extent of interest in the degree of inequity in property assessment is indicative of the importance of identifying determinants of assessment inequity. Previous attempts to identify such determinants were certainly incomplete. An additional variable is offered for the list that would be expected to explain statistically the degree of inequity in the distribution of property tax liabilities , in general, and to examine specifically the relationship between assessment, inequity and the degree of complexity for assessing Jurisdictions. The latter are often complex in the sense that individual properties, although subject to a set of two or more nominal tax rates on assessed values, are not subject to the same set of nominal tax rates. It is argued—to the extent that individual property tax liabilities are capitalized in sale prices for individual properties —that the greater the number of specific property tax rates on assessed value , the greater is the expected frequency of change in such specific property tax rates and, therefore, the higher the expected value of the measure of the degree of inequity.     

Labor mobility and the incidence of the residential property tax

This paper analyzes the incidence of the residential property tax in an economy with two communities. Workers are perfectly mobile so that their utility levels are equal in the two communities in equilibrium. The property tax is modeled as an ad valorem tax on housing services.     

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.     

Socioeconomic Impacts of Disinvestment on Communities in New York State

Abstract . In order to determine the effect of industrial decline on local tax revenues and to discern the stresses caused by higher demand for social services in a period of government fiscal crisis, the industrial migration activities and local government budgets of New York State from 1962 to 1976 are analyzed. These regression analyses show that: (1) manufacturing decline handicaps the growth of local property tax revenues; (2) when possible, local governments compensate for their lost property tax revenues by raising non-property taxes; displaced workers are likely to seek public assistance; and (4) local welfare expenditures do not correspond to the soaring social service demands. Provided that plant openings seldom re-employ displaced workers, the authors suggest that it is as important for local governments to adopt policies for retaining their current manufacturing plants as to attract new industrial investments.     

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.     

Do governments tax agglomeration rents?

Empirical evidence suggests that firms receive rents from locating in economic agglomerations and industry clusters. Using the German local business tax as a testing ground, we empirically investigate whether these agglomeration rents are taxable for local governments. The analysis exploits a rich data source on the population of German plants to construct measures for the communities’ agglomeration characteristics. The findings indicate that economic agglomerations and industry clusters exert a positive impact on the jurisdictional tax rate choice. Further analysis moreover suggests that a municipality’s potential to tax agglomeration rents depends on its firm and industry agglomeration relative to neighboring communities. To account for potential endogeneity problems, our analysis exploits long-lagged population and infrastructure variables as instruments for the agglomeration measures.     

Are PILOTs property taxes for nonprofits?

Nonprofit charitable organizations are exempt from most taxes, including local property taxes, but U.S. cities and towns increasingly request that nonprofits make payments in lieu of taxes (known as PILOTs). Strictly speaking, PILOTs are voluntary, though nonprofits may feel pressure to make them, particularly in high-tax communities. Evidence from Massachusetts indicates that PILOT rates, measured as ratios of payments to the value of local tax-exempt property, are higher in towns with higher property tax rates: a one percentage point higher property tax rate is associated with a 0.2 percentage point higher PILOT rate. PILOTs appear to discourage nonprofit activity: a one percentage point higher PILOT rate is associated with 0.8% lower real property ownership by local nonprofits, 0.2% lower total assets, and 0.2% lower revenues of local nonprofits. These patterns are consistent with voluntary PILOTs acting in a manner similar to low-rate, compulsory real estate taxes.     

Regression‐Kink Approach for Wage Effect on Male Work Hours

In finding the effect of after‐tax wage rate on work hours, the main difficulty is the endogeneity of after‐tax wage rate that equals ‘one minus average tax rate’ times wage rate. To overcome this endogeneity problem, we take advantage of jumps in the marginal income tax rate, which is a regression discontinuity (RD) idea. This RD, in turn, makes the average income tax rate ‘kink‐continuous’, which is a regression kink (RK) idea. We provide a simple economic model resulting in the RD and RK features, explain how to implement RK in practice, and then apply our methods to Korean male data. Our main RK‐based labour supply elasticity estimate 7.16% turned out to be insignificant with t‐value 1.52, but it is much larger than most estimates in the literature. This may be attributed to, among other things, the facts that the RK instrument is unique, that RK identifies only the local elasticity at the kink point and that RK requires large data as regression derivatives are estimated.     

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.     

Economic Development and Income Distribution: A Cross-National Analysis

Abstract . The relationship between level of economic development and income distribution is analyzed using both a relative measure of income distribution and, for the first time, an absolute measure of income distribution which corrects for purchasing power differences between nations. Cross sectional regression analysis findings indicate support for non-linear relationships both in the total sample of 68 nations, and also in sub-samples of 54 developing nations and 14 industrial democracies. Our findings suggest that the poorest 40 percent of the population lose income both relatively and absolutely in the early stages of economic development. Thereafter there are gains in income although with diminishing marginal returns at the highest levels of development.     

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.