Bounty for the Budget
Jeffery J. Smith
[A letter printed in the
Portland Tribune, op-ed, 27 September, 2002.
Reprinted from GroundSwell, 2002]
Good schools, found researchers at the Federal Reserve, are second
only to downtowns in generating land value. The better the school,
the higher the surrounding site value. So, if schools create their
own locational values, why not let school districts recover their "site
rents" to fund themselves?
Schools aren't alone in spinning off land rent. Nobel laureate
economist William Vickrey noted there's never been a public project
that couldn't pay for itself from the land value it raises. Problem
is, we don't recover it. We crave it.
Most people, if they have any equity at all, have only the value
under their home. Dependent upon people moving in, not on anyone
selling out, we've made ourselves a society of speculators. When
speculators withhold prime sites from best use, they inflate housing
costs, push out sprawl (which older residents are finding harder to
afford), and exacerbate social ills like joblessness and crime.
Seeing the connections, some places use "geonomics".
rent than the little we get from our property tax. In Australia,
some towns levy a tax on site-value only, not on buildings. So
owners built without raising their tax liability. Those towns enjoy
50% more built value per acre.
All the construction and use of new structures was good for
business. During the last recession, while most places were losing
business, these Aussie towns actually added new business. In
Pennsylvania, the towns with higher rates on sites, lower on
improvements, experience 16% more output per year.
Besides cutting taxes on buildings, some rent-tapping governments
cut taxes on sales, business, or income. Hong Kong, by collecting
much rent, keeps taxes quite low. So prices are low and investments
high. Fortune magazine often voted the city "the world's best
for business". Residents have one of the highest per capita
incomes, and their mass transit operates efficiently without any
subsidy.
A healthier economy mitigates social problems. Rand-McNally named
Pittsburgh "America's Most Livable" twice, citing the
city's affordable housing and low crime, both the best of any major
US city. Pittsburgh taxed land six times higher than buildings,
pricing out speculation, keeping housing costs down, and
neighborhoods stable and thus safe.
Most of the extra economic action happens where it should - in
cities - which helps heal the environment. Owners of central, more
valuable lots are the ones most motivated to build, so in-fill
happens. Johannesburg, South Africa, experienced the fastest
site-recycling rate in the world, leaving little development to
spill over onto fields and woods. A proposed shift of Boston's
property tax, modeled in a computer, also projected a contraction of
sprawl onto urban wasteland.
If Oregon fails to recover her skyrocketing land values, expect
sprawl, social ills, and business to worsen. If Oregon does adopt
what works, expect a better climate for business and residents - and
thus land values higher yet. With a land-value tax, the problem
won't be a budget crunch but an embarrassment of riches.
The kicker could become a fixture, similar to Alaska's oil
dividend. Dedicating the first billion raised to, say, a dividend to
registered voters could replace exemptions for anyone distressed and
the equity homeowners hope to get back when they sell out (like a "community
annuity" instead of one's "home equity"). A
residential dividend might also garner the popular support needed
for collecting the annual rental value for sites, resources, and
government-granted privileges while shifting taxes off buildings,
income, and business.
Does Oregon have too many jobs? No; so don't tax income. Too much
affordable housing? So don't tax buildings. Not enough open space?
So recover rent - the money we spend on the nature we use. Schools,
and all social services, will be funded for life. For more
information or the sources of data used, please get in touch. We
give slideshows on the above.