我国开征物业税相关问题的思考

首先讨论了物业税开征中热点的土地出让金的去留问题;再而对房地产保有、开发交易环节的税种设置以及大量收费问题提出了一些想法;最后从房地产市场供给、需求两方面深入讨论了物业税开征对房价的影响.     

International Tax Issues Surrounding Cross-Border Security Investments, Including Implications of Recent Revisions of the U.S. Tax Code

This article demonstrates how international tax considerations can affect international security investments. The investor who ignores international tax factors puts himself at a disadvantage relative to those who are atuned to international tax developments. Similarly, financial managers interested in successfully raising funds in foreign capital markets would do well to examine the tax implications of their international security offerings from the target investor's viewpoint.     

The Michigan Circuit Breaker and its Impact on the Incidence of the Property Tax

A bstract . In the absence of any program of property tax relief , the relationship between homestead property values and household incomes in Michigan introduces an inherent bias towards regressivity into the property tax. Analysis of a sample of 15,620 owner-occupied households showed a tax relief program, called the Michigan Circuit Breaker , and in particular the special relief afforded to taxpayers 65 and over ( senior citizens ), to be highly effective in reducing this inherent regressivity in the tax. As a result of the circuit breaker, this tendency towards regressivity in the property tax is effectively offset to the extent of producing near proportionality in the incidence of the tax as applied to owner-occupied housing.     

Property Tax Circuit-breakers: Good Causes but Bad Economics

A bstract . Since 1965, 30 states and the District of Columbia have enacted programs designed to reduce the effective rate of property taxation for some low income households and for the elderly. Most often this relief is provided by so-called "circuit-breakers." It is contended that the economic arguments favoring circuit-breakers are empirically unproven and theoretically suspect. The tax may be progressive , not regressive , and the device may transfer income from low to high income households. Any short run redistribution of income to favor the poor or the elderly would, in the long run, merely shift the timing of their tax payments. Circuit-breakers encourage over-consumption of housing and misallocation of housing resources. Reducing the tax base, they produce higher rates and so increase the tax burden.     

Political Economy of Property Tax Reform: Hawaii's Experiment with Split‐Rate Property Taxation

Economic theory suggests that switching from a general property tax to a split‐rate tax increases land use efficiency and stimulates urban core development while preserving the environment and reducing urban sprawl. Under split‐rate property taxation, land is typically taxed at a significantly higher rate than improvements. Beginning in 1965 Hawaii experimented with a statewide split‐rate property tax system to encourage economic growth and effect land reform. The experiment was ended in 1977. Following the transfer of property taxing powers to the counties in 1978, some counties brought back the split‐rate property tax at times. Since 2006, Kauai County has adopted the unusual practice of taxing improvements at a higher rate than land for most property classes. This article chronicles and explains the rationale behind Hawaii's state and county experiments with split‐rate property taxation.     

General Property Reassessment: Relative Tax Impacts on Land and on Structures

A bstract . Many jurisdictions require periodic mass reassessment of real property to bring assessed values closer to market values and to reallocate tax burdens among property types. This paper examines the influence of general reassessment on the tax burden on land relative to that on improvements in Indiana, a state using elected local assessors, statewide mass reassessment on a regular cycle, and assessment of structures at hypothetical reproduction cost. Examination of data over the 1950-51 to 1974-75 period shows that economic growth and development reallocates property tax impact away from land: the share of land in the base declines and the effective rate paid on any given parcel of land declines. Reassessment adjusts these impacts. While reassessment increases the share of improvements in the total base, the readjustment for land is larger. From this analysis, the most recent mass assessment (1968) increased the land to improvement ratio by about 42 percent.     

Property Tax Equalization Rates: Implications of Their Use in Tax Inequality Cases in the City of New York

A bstract . The New State Board of Equalization and Assessment annually determines for each taxing jurisdiction within the state, an estimate of the ratio of its assessed values to market values. The methods used in constructing such ratios are reviewed as well as the ways in which the ratios are used. Special emphasis is given to the use of the ratio by taxpayers in tax inequality or certiorari cases. Using data on New York City , it is estimated that maximum use of the ratio in such cases could lead to as much as a 22 percent reduction in the City's property tax base. As well, estimates are made of the redistributive effects across different property types in the city under the assumption that tax rates are increased to just offset the revenue effects of the tax base erosion. The most obvious effect is the increased burden on residential housing owner-occupiers.     

Seasonal Homes and the Local Property Tax: Evidence from New York State

This study examines the growth of seasonal (i.e., second or vacation) homes and their impact on local property tax rates using evidence from towns and villages in New York State between 1990 and 2000. We find that a greater concentration of seasonal homes in a municipality is associated with a lower effective property tax rate in towns, and a higher rate in small and rural villages. An alternative measure of tax burden, property taxes as a percentage of median household income, is not related to the presence of seasonal homes in towns but is positively related in small and rural villages. Our findings for towns contradict the findings of an earlier study by Fritz (1982 ) that found that an increase in town property allocated to vacation homes was significantly associated with an increasing property tax rate, although our findings for villages supports his findings.     

Absentee Ownership of Farmland and State and Local Tax Policy: Income Tax Promotes Absenteeism, But the Property Tax Can Be Used to Strengthen Family Farms

Abstract . The incentive effects of state and local tax policies in promoting or inhibiting the ownership of farmland by non-operators are evaluated. Previous research on the economic, social and environmental effects of absentee ownership is reviewed as well as evidence regarding the impact of tax laws on absentee owners versus owner-operators. The Federal tax laws, it is found, work to increase land prices, reduce entry into farming by young farmers, and increase absentee ownership. State income tax policies may reinforce these effects. Property tax policies, on the other hand, may counteract income tax laws by giving tax relief preferentially to owner-operators. Several modifications of property tax relief programs are suggested.     

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.     

IMPLEMENTING PROPERTY TAX REFORM IN DEVELOPING COUNTRIES: Lessons from the Property Tax in Indonesia1

Indonesia is currently undergoing a major property tax reform. The reform has been undertaken in two steps. First, a new Land and Building Tax was enacted in 1986. This new law dramatically simplified the property tax structure and replaced seven different land-related taxes. Second, the Government initiated a major institutional exercise to strengthen property tax administration. This resulted in a major reorganization of the tax department, the adoption of a “collection-led” implementation strategy, and the introduction of an innovative payment point collection system (SISTEP). Since the enactment of these legal and institutional reforms, property tax revenues have increased dramatically from Rp.154 billion in 1985/86 to over Rp.900 billion in 1991/92. Collection efficiency has improved and enforcement activities have resulted in a historic property seizure for property tax delinquency in October 1991. This paper analyzes the results of the Indonesian property tax reform and identifies lessons for developing countries interested in strategically implementing property tax reform.     

房产税改革主要目标的选择——基于地方政府行为激励视角的分析

房产税改革是当下我国经济体制改革中的热点,但什么是房产税改革的主要目标迄今都没有一个统一的认识。目前国内关于房产税改革目标存在三个主流观点:1成为调控房价主要工具;2成为地方主体税种;3帮助实现收入分配公平。本文从地方政府利益诉求和行为激励的视角对上述三个目标进行了分析,认为在地方政府作为改革主体的前提下,成为地方主体税种应该是房产税改革长期内的主要目标,而其余两个目标都不可能成为房产税改革的主要目标。     

继续教育成果认定和转换制度研究——继续教育学校的物流管理专业视角

分析了当前继续教育学校物流管理专业面临的继续学习认定和转换度困境,进而探讨了完善当前物流人才继续学习成果认定的途径,认为应依托政府、物流行业和学校三方努力,建立健全学习成果的转换制度,是对物流人才继续学习形式及培养制度研究的延伸和补充.     

继续教育成果认定和转换制度研究——继续教育学校的物流管理专业视角

分析了当前继续教育学校物流管理专业面临的继续学习认定和转换度困境,进而探讨了完善当前物流人才继续学习成果认定的途径,认为应依托政府、物流行业和学校三方努力,建立健全学习成果的转换制度,是对物流人才继续学习形式及培养制度研究的延伸和补充。     

Community Classification and Growth in Effective Property Tax Rates: A Case Study of Rate Divergence in 39 Rhode Island Towns

Abstract . A multiple regression analysis of cross-sectional data for 39 Rhode Island towns indicates that variation in the level of effective property tax rates among communities can be substantially explained. The determinants are a community's population density, median family income, real property per capita, and the ratio of commercial to total property tax, revenue. Population density serves as a criterion for judging the “cityness” (1) of a community, that is, its degree of urbanization. A positive relationship exists between population density and effective property tax rate. Communities with the highest population density tend to have the highest tax rates. This relationship is shown in each analyzed year. Covariance analysis applied to the regression coefficients for the various years reveals a significant change in the population density coefficient. This coefficient change indicates a divergence in effective property tax rates among city, suburban, and rural communities.     

NIT picking: The macroeconomic effects of a Negative Income Tax

I study a revenue-neutral reform of the U.S. income tax and welfare system that involves the adoption of a Negative Income Tax (NIT). The reform is undertaken in a life-cycle economy with individual heterogeneity and uninsurable idiosyncratic labor risk. The optimal NIT consists of a 22% rate and a transfer equivalent to 11% of per-capita GDP. The ex-ante average welfare gain is a 2.1% annual increase of individual consumption. I show that a NIT outperforms a flat tax reform (income tax plus deduction) by a considerable margin. The key consequence of the reform is that high-productivity agents increase their relative importance in the labor supply at the expense of low-productivity agents.