The incidence of metropolitan property tax base sharing and rate equalization

The incidence of metropolitan property tax base sharing and rate equalization is analyzed in a two-jurisdiction model of a metropolitan economy. Analytical results indicate how the effects of this reform proposal can be separated into efficiency gains, redistributions among metropolitan residents, and redistributions among residents and nonresidents of the metropolitan area; the effects of enactment on suburban housing prices are also analyzed. Numerical results suggest that enactment of metropolitan base sharing and rate equalization would result in fairly small efficiency gains even with significant factor reallocations and would be accompanied by sizable income redistributions among city and suburban landowners.     

The general equilibrium effects of the industrial property tax: Incidence and excess burden

A model of a small, open central business district (CBD) is used to derive the conditions that define the market-equilibrium and rent-maximizing CBD. It is shown that, in general, the market equilibrium CBD radius differs from the rent-maximizing CBD radius. Land-use zoning will, under certain conditions, increase the aggregate net return on CBD land.     

纳税信誉等级制度的理论解释及完善建议

随着改革开放的深入和社会主义市场经济的发展,特别是我国加入WTO以后,呼唤诚信、倡导诚信 已成为时代主流。而纳税人的信誉问题则是诚信税收体系的重要环节。2002年12月国家税务总局起草了《纳税 信誉等级评定管理办法》征求意见稿,标志着纳税信誉等级制度在我国正式启动。文章以解释纳税信誉等级制度 的出现为理论起点,着重阐述了对该制度的一些建议,以有助于更好地理解和实施它。     

Effects of the property tax on operating and investment decisions of rental property owners : An empirical test

A model of landlord behavior presented in DeSalvo (1971) is combined with the bid curve of Rosen (1974) to yield the hypothesis that, in the stationary state, a reduction in the property tax rate will lead housing capital to rise unambiguously and housing's current input either to rise or fall. Since the theory only predicts the directions of change in the inputs, the magnitudes of these changes are estimated with the result that a ten percent reduction in the tax rate will lead capital to rise by 0.6 percent and the current input by 4.9 percent, both at the one percent significance level. Thus, if, as DeSalvo suggests, upgrading is defined as a rise in capital, the null hypothesis that upgrading will not occur with a fall in the property tax rate must be rejected at the one percent level.     

Federal deductibility and local property tax rates

Recent econometric work has suggested that federal deductibility of state and local taxes has raised the proportion of these taxes—especially property taxes—in local budgets. This paper lends additional support to these earlier findings by showing that one channel through which deductibility leads to higher local property tax revenues is by increasing the rate of local property taxation. Specifically, we find that if deductibility were eliminated, the mean property tax rate in our sample would fall by 0.00715 ($7.15 per $1000 of assessed property), or 21.1% of the mean tax rate.     

Consumers' processing of mindful commercial car sharing

Commercial car sharing offers a form of market‐mediated, access‐based consumption with a markedly lower impact on the natural environment than that of car ownership. Consumers adopting such alternative transportation modes are manifesting a marketplace behavior that can be said to be mindful because of the innovative and sustainable nature of car sharing. This study employs behavioral reasoning theory to examine how consumers' value orientations, as well as reasons for and against car sharing, might be used in consumers' processing of mindful commercial car‐sharing adoption. Findings suggest that subjective norms (thoughts of important others for consumers, such as co‐workers) serve an important mediating role for both consumers' value orientations and reasons for car sharing in their relationship with car‐sharing behavior. These results provide marketing researchers important knowledge about green consumption and suggest that practitioners would do well to emphasize the social dimension when marketing environmentally oriented services, such as car sharing.     

The choice of tax base by local authorities: voter preferences, special interest groups, and tax base diversification

We analyze local jurisdictions’ behaviors when selecting the type of tax levied in support of local services. Our analysis focuses on taxes that must be approved by voters. Taxes differ in their incidence; thus, even when proposed revenue amounts are held constant, voting patterns and the aggregate level of voter support differ among potential revenue sources. We use a general model of political cost minimization to derive three hypotheses about local tax authorities’ behaviors. Using Ohio school district data, we find that the expected probability of passage is a highly important determinant of tax choice. Further, there is evidence that special interest groups wield influence greater than their direct impact on voting behavior, and evidence that tax authorities attempt to diversify their tax structure.     

Workers,communities, and industrial property: An emerging language of rights

Out of recent national debates and local struggles over plant closings, an alternative language of industrial property rights has emerged. This language places the rights of workers and communities above, or on a par with, those of owners and managers. While this new language of rights coexists with more traditional conceptions of owner/manager prerogatives, its emergence suggests that rights of property ownership, which are often seen as relatively immutable structural constraints upon the capitalist labor process, may themselves be contested and subject to change.     

商业地产能否涅槃重生？

目前，北京市人口已经高达1700万，其中仅流动人口就达510万。巨大的人流是商业发展的内在动力。     

The industrial and commercial demand for electricity under time-of-use pricing

In this paper we have developed and estimated the demand for electricity by an industrial (commercial) firm subject to time-of-use (TOU) pricing of electric power. In the application we use a quadratic production function and directly incorporate into the production process the restrictions that some inputs cannot vary over the day. We show that the TOU structure implies a unique set of parameter restrictions across the demand functions for inputs.     

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.     

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.     

The new view of the property tax A reformulation

The ‘new view’ of the property tax is reformulated within the context of a model with interjurisdictional competition, endogenous local public services, individuals who are segregated into homogeneous communities according to tastes for local public services, a simple form of land use zoning, and a political or constitutional constraint on the use of head taxes by local governments. Expressions for the ‘profits tax’ and ‘excise tax’ effects of the property tax are derived. The effects of a ‘consumption distortion’ away from government services due to local reluctance to tax mobile capital are also examined.     

Local employment, poverty, and property value effects of geographically-targeted tax incentives: An instrumental variables approach

The federal Empowerment Zone (EZ) program is a set of tax incentives targeted to areas of select cities. I estimate the effect of the EZ program on employment, poverty, and property values by comparing areas that received an EZ to areas that applied (and qualified), but were rejected. Because of endogeneity concerns, I use political representation to instrument for EZ designation. OLS results show a positive and statistically significant effect of the program on employment and poverty. IV estimates suggest the program had no effect on employment and poverty, and instead had a large statistically significant effect on property values.     

我国物业税开征的必要性及难点应对策略

"物业税"一词最早在我国被正式提出是在中国共产党十六届三中全会上通过的《中共中央关于完市场经济体制若干问题的决定》之中。该文件明确提出了:"实施城镇化建设税费改革,条件具备时对不动产开征统一规范的物业税,相应取消有关收费"。目前,世界上大多数成熟的市场经济国家都对房地产征收物业税,并以财产的持有作为课税前提、以财产的价值为计税依据,而在我国,物业税仍主要停留于理论层面,只在几个试点城市空转运行,关于物业税开征的利弊争论一直存在,是否开征物业税以及如何征收都是尚待解决的难题。     

The effects of tax and regulatory changes on commercial bank dividend policy

The literature concerning the Tax Reform Act of 1986 (TRA) is extensive, but generally does not consider dividend policy changes related to TRA’s passage. One exception is Casey et al., but that work omits banking. An examination of banks is especially apt given TRA’s changes in tax rates and municipal bond categorization. Results show bank dividend policy to be different from other industries, as banks show no relation to past growth rates, beta, or an insider ownership as Rozeff’s model holds. The results support the idea that the lower the taxes, the higher the payout which is contrary to the dividend irrelevancy argument. However, the results are not robust in tests using data from a later period meant to more closely examine changing capitalization requirements’ impact on dividend policy.     

关于我国开征物业税问题的探讨

文章从我国物业税发展现状入手,分析了国内开征物业税道路上存在的阻碍,探讨了开征物业税对我国房地产市场、消费者、地方政府产生的影响,最后对开征物业税需要解决的问题进行了探讨。     

The long-run effects of a residential property tax and local public services

The long-run effects of a residential property tax and local public services are analyzed in the context of an urban spatial model. An endogenous labor market allows the local wage rate to adjust, in conjunction with residential and business land prices, in response to local fiscal changes.