Have you ever wondered how "capital" got its name? It is from
the idea that one's wealth could be measured in the number of head of cattle
one owned. (The Latin for head is "capita.")
Through what some regard as careless, imprecise thinking (and others
see as conscious conflating of two unlike factors of production), many
Americans, even those with first-rate advanced educations in economics,
have never been exposed to the logic of economic thought which recognizes
that land
and
capital
are completely separate — non-overlapping — categories. As
my mother used to put it, "our education has been neglected." Read
on! You have nothing to lose but your imprecise ideas — and the
fallacies that
can be built on them!
H.G. Brown: Significant
Paragraphs from Henry George's Progress & Poverty,
Chapter 8: Why a Land-Value Tax is Better than an Equal Tax on All Property (in
the unabridged P&P: Book
VIII: Application of the Remedy — Chapter 3: The proposition tried
by the canons of taxation)
The ground upon which the equal taxation of all species of property is commonly
insisted upon is that it is equally protected by the state. The basis of
this idea is evidently that the enjoyment of property is made possible by
the state — that
there is a value created and maintained by the community, which is justly
called upon to meet community expenses. Now, of what values is this true?
Only of
the value of land. This is a value that does not arise until a community
is formed, and that, unlike other values, grows with the growth of the community.
It exists only as the community exists. Scatter again the largest community,
and land, now so valuable, would have no value at all. With every increase
of population the value of land rises; with every decrease it falls. This
is
true of nothing else save of things which, like the ownership of land,
are in their nature monopolies.
The tax upon land values is, therefore, the most just and equal of all taxes.
- It falls only upon those who receive from society a peculiar and valuable
benefit, and upon them in proportion to the benefit they receive.
- It is the taking by the community, for the use of the community, of
that value which is the creation of the community.
- It is the application of the common property to common uses.
When all rent is taken by taxation for the needs of the community, then will
the equality ordained by Nature be attained. No citizen will have an advantage
over any other citizen save as is given by his industry, skill, and intelligence;
and each will obtain what he fairly earns. Then, but not till then,
will labor get its full reward, and capital its natural return. ... read the whole chapter
H.G. Brown: Significant
Paragraphs from Henry George's Progress & Poverty:
10. Effect of Remedy Upon Wealth Production (in the unabridged P&P: Part
IX — Effects of the Remedy: Chapter 1 — Of the effect upon the
production of wealth)
The elder Mirabeau, we are told, ranked the proposition of Quesnay, to substitute
one single tax on rent (the impôt unique) for all other taxes,
as a discovery equal in utility to the invention of writing or the substitution
of the use of money for barter.
To whosoever will think over the matter, this saying will appear an evidence
of penetration rather than of extravagance. The advantages which would
be gained by substituting for the numerous taxes by which the public revenues
are now
raised, a single tax levied upon the value of land, will appear more and
more important the more they are considered. ...
... Consider the effect upon the production of wealth.
To abolish the taxation which, acting and reacting, now hampers every wheel
of exchange and presses upon every form of industry, would be like removing
an immense weight from a powerful spring. Imbued with fresh energy, production
would start into new life, and trade would receive a stimulus which would be
felt to the remotest arteries. The present method of taxation operates upon
exchange like artificial deserts and mountains;
- it costs more to get goods through a custom house than it does to carry
them around the world.
- It operates upon energy, and industry, and skill, and thrift, like a
fine upon those qualities.
- If I have worked harder and built myself a good house while you have
been contented to live in a hovel, the taxgatherer now comes annually to
make
me pay a penalty for my energy and industry, by taxing me more than
you.
- If I have saved while you wasted, I am mulct, while you are exempt.
- If a man build a ship we make him pay for his temerity, as though he
had done an injury to the state;
- if a railroad be opened, down comes the tax collector upon it, as though
it were a public nuisance;
- if a manufactory be erected we levy upon it an annual sum which would
go far toward making a handsome profit.
- We say we want capital, but if any one accumulate it, or bring it among
us, we charge him for it as though we were giving him a privilege.
- We punish with a tax the man who covers barren fields with ripening
grain,
- we fine him who puts up machinery, and him who drains a swamp.
How heavily these taxes burden production only those realize who have attempted
to follow our system of taxation through its ramifications, for, as I have
before said, the heaviest part of taxation is that which falls in increased
prices. ... read the whole chapter
Henry George: The Great
Debate: Single Tax vs Social Democracy (1889)
Capital does not come first.
Land
and labour are the only two absolutely necessary factors to the
production of wealth. (Hear, hear.) Capital is the child of labour
exerted upon land. (Cheers.) Give labour access to land and it will
produce capital. Give labour access to land and the power of the
capitalists to grind the masses must disappear. (Hear, hear.) What
does that power came from? Merely from the fact that men are unable
to employ themselves upon the land. It is the poverty of the
labourers, not the wealth of the capitalist, that is the evil to be
removed. ...
Capital is wealth produced by labour from
land, used again in increasing the production of wealth. And not only
will it not hurt labour to leave to capital its full reward but we
must leave to capital its full natural reward, if we would have a
progressive community – (cheers) – and if we would give
each what is his due. (Hear, hear.) What the labourers have to fight
against is not competition – (hear hear and “Yes”)
– but the restriction of production to their injury. Let there
be competition all around from the highest to the lowest, fencing in
no class against competition. Abolish
monopoly everywhere, put all
men on an equal footing and then trust to freedom. In that way
we
would have the most delicate system of co-operation that can possibly
be devised by the wit of man.
The fight of labour is not against
capital; it is against monopoly. Why just think of that state of
things. when all the means of production belong to the community and
all production is regulated by the State, when every individual would
have, his work, his time of work, and everything else prescribed for
him; when it would be utterly impossible for men to employ
themselves! To abolish competition you must have restriction; you
must call on the coercive powers of the State. How else are you going
to do it? Supposing you organise industry in the way our friends
dream of, if any individuals go outside of this organization and
propose to compete with it, how are you going to stop their
competition but by coming in with the strong arm of the law, and
putting an end to it? Why such a state of society, instead of being
the ideal to which the Anglo-Saxon community ought to aspire, would
be going back to a worse despotism than, that of ancient, Egypt.
(Applause and cries of “No, no.”)
... Read the entire article
Henry George: Concentrations of
Wealth Harm America (excerpt
from Social Problems) (1883)
Capital
is a good; the capitalist is a helper, if he is not also a monopolist.
We can safely let any one get as rich as he can if he will not despoil
others in doing so.
There are deep wrongs in the present constitution
of society, but they are not wrongs inherent in the constitution of man nor
in those social laws which are as truly the laws of the Creator as are the
laws of the physical universe. They are wrongs resulting from bad adjustments
which it is within our power to amend. The ideal social state is not that
in which each gets an equal amount of wealth, but in which each gets in proportion
to his contribution to the general stock. And in such a social state there
would not be less incentive to exertion than now; there would be far more
incentive. Men will be more industrious and more moral, better workmen and
better citizens, if each takes his earnings and carries them home to his
family, than where they put their earnings in a "pot" and gamble for them
until some have far more than they could have earned, and others have little
or nothing. ... Read the entire article
Henry George: Progress & Poverty: Wages & Capital:
The Meaning of the Terms (Book I, Chapter 2)
"That part of a man's stock," says Adam Smith (Book
II, Chap. 1), "which he expects to afford him a revenue, is called his
capital," and the capital of a country or society, he goes on to say,
consists of
(1) machines and instruments of trade which facilitate and abridge labor;
(2) buildings, not mere dwellings, but which may be considered instruments
of trade -- such as shops, farmhouses, etc.;
(3) improvements of land which better fit it for tillage or culture;
(4) the acquired and useful abilities of all the inhabitants;
(5) money;
(6) provisions in the hands of producers and dealers, from the sale of
which they expect to derive a profit;
(7) the material of, or partially completed, manufactured articles still
in the hands of producers or dealers;
(8) completed articles still in the hands of producers or dealers.
The first four of these be styles fixed capital, and the last four circulating
capital, a distinction of which it is not necessary to our purpose to take
any note. ... read the
entire chapter
Henry George: Progress & Poverty: Wages & Capital:
The Meaning of the Terms (Book I, Chapter 2)
But it is more difficult to clear away from the idea of capital the
ambiguities that beset it, and to fix the scientific use of the term. In general
discourse, all sorts of things that have a value or will yield a return are
vaguely spoken of as capital, while economic writers vary so widely that the
term can hardly be said to have a fixed meaning. Let us compare with each other
the definitions of a few representative writers: ...
... This common sense of the term is that of wealth devoted to procuring
more wealth. Dr. Adam Smith correctly expresses this common idea when he
says: "That
part of a man's stock which he expects to afford him revenue is called his
capital." ...
Land, labor, and capital are the three factors of
production. If we remember that capital is thus a term used in contradistinction
to land and labor, we at once see that nothing properly included under either
one of these terms can be properly classed as capital. The term land necessarily
includes, not merely the surface of the earth as distinguished from the water
and the air, but the whole material universe outside of man himself, for it
is only by having access to land, from which his very body is drawn, that man
can come in contact with or use nature. The term land embraces, in short, all
natural materials, forces, and opportunities, and, therefore, nothing that
is freely supplied by nature can be properly classed as capital. A fertile
field, a rich vein of ore, a falling stream which supplies power, may give
to the possessor advantages equivalent to the possession of capital, but to
class such things as capital would be to put an end to the distinction between
land and capital, and, so far as they relate to each other, to make the two
terms meaningless. The term labor, in like manner, includes
all human exertion, and hence human powers whether natural or acquired can
never properly be classed as capital. In common parlance we often speak of
a man's knowledge, skill, or industry as constituting his capital; but this
is evidently a metaphorical use of language that must be eschewed in reasoning
that aims at exactness. Superiority in such qualities may augment the income
of an individual just as capital would, and an increase in the knowledge, skill,
or industry of a community may have the same effect in increasing its production
as would an increase of capital; but this effect is due to the increased power
of labor and not to capital. Increased velocity may give to the impact of a
cannon ball the same effect as increased weight, yet, nevertheless, weight
is one thing and velocity another.
[26] Thus we must exclude from the category of capital
everything that may be included either as land or labor. Doing so, there remain
only things which are neither land nor labor, but which have resulted from
the union of these two original factors of production. Nothing can be properly
capital that does not consist of these that is to say, nothing can be capital
that is not wealth. ... read the entire chapter
Louis Post: Outlines of Louis F. Post's
Lectures, with Illustrative Notes and Charts (1894)
Note 49: The primary error in all forms of socialism consists in ignoring
the fact that Capital is but a product of labor and land; or what in effect
is the same thing, in disregarding the necessary inference that land is
the only implement of labor. Intelligent socialists insist that they do
not ignore it; but that, while acknowledging land to be the primary implement
of labor, they see in this only an abstract formula, having at the present
stage of civilization no practical importance. Society, they urge, is impossible
without Capital; and he who would live in society must have Capital, or
be the slave of those who do have it. Therefore, they, argue, Capital is
in the social state as indispensable as land. Their reasoning hinges upon
the mistaken assumption that Capital is an accumulation of the past instead
of being a product of the present. As one socialistic author puts it, "Though
labor may originally have preceded Capital, yet it is now as absurd to
place one before the other as it is to attempt to say whether the hen originates
the egg or the egg the hen." The explanation of division of labor
and trade. the effect of which is overlooked by socialistic philosophies,
affords a better opportunity than the present for considering this elementary
error of socialism, and a brief discussion of the subject will be given
in that connection. See post, note 81. ...
Q49. Would the single tax abolish interest?
A. I do not think so. Interest properly understood is a form of wages, and so
far from abolishing it, the single tax, which would tend to increase all forms
of wages, would tend to increase interest. But monopoly profits are often confounded
with interest, and by force of association have given to interest a bad name;
these would be minimized if not wholly abolished by the single tax. It is impossible
to answer this question intelligibly to everyone who asks it, without requiring
him to be specific; for it is seldom that two persons agree as to what they
mean by interest. The Western farmer thinks of the high rate that he pays,
partly for risk, partly from his ignorance of the modus operandi of banking,
and partly because legitimate banking facilities are scarce in his Community;
the Wall Street operator thinks of the premiums that he pays for currency in
times of stress to tide him over from day to day; others think of "interest" on
government bonds, and others of dividends of companies with valuable land rights.
None of these payments are really interest, and the single tax would tend to
rid society of them. But that advantage which the workmen enjoy whose implements
and materials are already gathered, over those who have yet to devote time
to gathering implements and materials, an advantage which is expressed in money
and as interest upon capital, will not, I should think, be abolished by anything
that man can do. The value of such an advantage is part of the wages of the
labor that creates it. ... read
the book
Rev. A. C. Auchmuty: Gems from George, a
themed collection of
excerpts from the writings of Henry George (with links to sources)
CAPITAL, which is not in itself a distinguishable element, but which it must
always be kept in mind consists of wealth applied to the aid of labor in further
production, is not a primary factor. There can be production without it, and
there must have been production without it, or it could not in the first place
have appeared. It is a secondary and compound factor, coming after and resulting
from the union of labor and land in the production of wealth. It is in essence
labor raised by a second union with land to a third or higher power. But it is
to civilized life so necessary and important as to be rightfully accorded in
political economy the place of a third factor in production. — The
Science of Political Economy unabridged:
Book III, Chapter 17, The Production of Wealth: The Third Factor of Production — Capital • abridged:
Part III, Chapter 10: Order of the Three Factors of Production
IT is to be observed that capital of itself can do nothing. It is always a subsidiary,
never an initiatory, factor. The initiatory factor is always labor. That is to
say, in the production of wealth labor always uses capital, is never used by
capital. This is not merely literally true, when by the term capital we mean
the thing capital. It is also true when we personify the term and mean by it
not the thing capital, but the men who are possessed of capital. The capitalist
pure and simple, the man who merely controls capital, has in his hands the power
of assisting labor to produce. But purely as capitalist he cannot exercise that
power. It can be exercised only by labor. To utilize it he must himself exercise
at least some of the functions of labor, or he must put his capital, on some
terms, at the use of those who do. — The Science of Political Economy unabridged:
Book III, Chapter 17, The Production of Wealth: The Third Factor of Production — Capital • abridged:
Part III, Chapter 10: Order of the Three Factors of Production
THUS we must exclude from the category of capital everything that may be included
either as land or labor. Doing so, there remain only things which are neither
land nor labor, but which have resulted from the union of these two original
factors of production. Nothing can be properly capital that does not consist
of these — that is to say, nothing can be capital that is not wealth. — Progress & Poverty — Book
I, Chapter 2: Wages and Capital: The Meaning of the Terms
THUS, a government bond is not capital, nor yet is it the representative of capital.
The capital that was once received for it by the government has been consumed
unproductively — blown away from the mouths of cannon, used up in war ships,
expended in keeping men marching and drilling, killing and destroying. The bond
cannot represent capital that has been destroyed. It does not represent capital
at all. It is simply a solemn declaration that the government will, some time
or other, take by taxation from the then existing stock of the people, so much
wealth, which it will turn over to the holder of the bond; and that, in the meanwhile,
it will, from time to time, take, in the same way, enough to make up to the holder
the increase which so much capital as it some day promises to give him would
yield him were it actually in his possession. The immense sums which are thus
taken from the produce of every modern country to pay interest on public debts
are not the earnings or increase of capital — are not really interest in
the strict sense of the term, but are taxes levied on the produce of labor and
capital, leaving so much less for wages and so much less for real interest. — Progress & Poverty — Book
III, Chapter 4: The Laws of Distribution: Of Spurious Capital and of Profits
Often Mistaken For Interest
CAPITAL, as we have seen, consists of wealth used for the procurement of
more wealth, as distinguished from wealth used for the direct satisfaction
of desire; or, as I think it may be defined, of wealth in the course of exchange.
Capital, therefore, increases the power of labor to produce wealth: (1) By
enabling labor to apply itself in more effective ways, as by digging up clams
with a spade instead of the hand, or moving a vessel by shoveling coal into
a furnace, instead of tugging at an oar. (2) By enabling labor to avail itself
of the reproductive forces of nature, as to obtain corn by sowing it, or animals
by breeding them. (3) By permitting the division of labor, and thus, on the
one hand, increasing the efficiency of the human factor of wealth, by the utilization
of special capabilities, the acquisition of skill, and the reduction of waste;
and, on the other, calling in the powers of the natural factor at their highest,
by taking advantage of the diversities of soil, climate and situation, so as
to obtain each particular species of wealth where nature is most favorable
to its production.
Capital does not supply the materials which labor works up into wealth, as
is erroneously taught; the materials of wealth are supplied by nature. But
such materials partially worked up and in the course of exchange are capital. — Progress & Poverty — Book
I, Chapter 5: Wages and Capital: The Real Functions of Capital
... go to "Gems from George"
Charles B. Fillebrown: A Catechism
of Natural Taxation, from Principles of
Natural Taxation (1917)
Q22. What is privilege?
A. Strictly defined, privilege is, according to the Century Dictionary, "a
special and exclusive power conferred by law on particular persons or classes
of persons and ordinarily in derogation of the common right."
Q23. What is today the popular conception of privilege?
A. That it is the law-given power of one man to profit at another man's expense.
Q24. What are the principal forms of privilege?
A. The appropriation by individuals, or by public service corporations, of
the net rent of land created by the growth and activity of the community
without payment for the same. Also, the less important privileges connected
with patents, tariff, and the currency.
Q25. Where in does privilege differ from capital?
A. Capital is a material thing, a product of labor, stored-up wages; an instrument
of production paid for in human labor, and destined to wear out. Capital
is the natural ally of labor, and is harmless except as allied to privilege.
Privilege is none of these, but is an intangible statutory power, an unpaid-for
and perpetual lien upon the future labor of this and succeeding generations.
Capital is paid for and ephemeral. Privilege is unpaid for and eternal. A
man accumulated in his profession $5,000 capital, which he invested in land
in Canada. Ten years later he sold the same land for $200,000. Here is an
instance of $5,000 capital allied with $195,000 privilege. This illustrates
that privilege and not capital is the real enemy of labor.
Q26. How may franchises be treated?
A. Franchise privileges may be abated, or gradually abolished by lower rates,
or by taxation, or by both, in the interest of the community.
Q27. Why should privilege be especially taxed?
A. Because such payment is fairly due from grantee to the grantor of privilege
and also because a tax upon privilege can never be a burden upon industry
or commerce, nor can it ever operate to reduce the wages of labor or increase
prices to the consumer.
Q28. How are landlords privileged?
A. Because, in so far as their land tax is an "old" tax, it is a
burdenless tax, and because their buildings' tax is shifted upon their tenants;
most landlords who let land and also the tenement houses and business blocks
thereon avoid all share in the tax burden.
Q29. How does privilege affect the distribution of wealth?
A. Wealth as produced is now distributed substantially in but two channels,
privilege and wages. The abolition of privilege would leave but the one proper
channel, viz., wages of capital, hand, and brain.
Q25. Where in does privilege differ from capital?
A. Capital is a material thing, a product of labor, stored-up wages; an instrument
of production paid for in human labor, and destined to wear out. Capital
is the natural ally of labor, and is harmless except as allied to privilege.
Privilege is none of these, but is an intangible statutory power, an unpaid-for
and perpetual lien upon the future labor of this and succeeding generations.
Capital is paid for and ephemeral. Privilege is unpaid for and eternal.
A man accumulated in his profession $5,000 capital, which he invested in
land in Canada. Ten years later he sold the same land for $200,000. Here
is an instance of $5,000 capital allied with $195,000 privilege. This illustrates
that privilege and not capital is the real enemy of labor.
... read the whole article
Nic Tideman: Basic
Tenets of the Incentive Taxation Philosophy
The Proper
Disposition of Returns to Different Factors of Production
The idea that the rent of land is properly collected by
governments is an example of the more general idea that it is
important to distinguish the different "factors of production"
identified by classical political economy. The return to each factor
has a proper destination.
- The contributions of human abilities to productive efforts
are called "labor," the return
to labor is called "wages," and
the appropriate recipients of wages are those whose labor contributes
to productive activities.
- The contributions of
past human products to productive efforts are called "capital," the return to capital is
called "interest," and the
appropriate recipients of interest are those who past saving made the
creation of capital possible.
- The contributions of government-assigned opportunities to
the productive process are called "land,"
the return to land is called "rent,"
and the appropriate recipient of rent is the public treasury.
Replacing Existing
Taxes
When we say that the appropriate
recipient of rent is the public
treasury, it should be understood that this is not in addition to
existing sources of public revenue, but rather instead of existing
sources of public revenue.
- Those who contribute labor to productive processes should
be allowed to keep the wages that result from their labor.
- Those whose saving
makes the creation of capital possible should be allowed to keep the
interest that accrues from the use of capital.
- But there is no one who has a corresponding claim to the
return to land. This is the reason that fees for the use of land and
other opportunities assigned by government ought to be the primary
source of government revenue.
While one might call such fees
"taxes," we consider that
designation inappropriate, because the word "tax" connotes an
exaction from someone of something to which he or she has a just
claim, and we deny that there are such just claims with respect to
land. We expect that the collection of fees for the full value of
opportunities assigned by governments would provide adequate revenue
for all necessary government expenditures. ... Read the whole article
Winston Churchill: The
People's Land
Now let the Manchester Ship
Canal tell its tale about the land. It has
a story to tell which is just as simple and just as pregnant as its
story about Free Trade. When it was resolved to build the Canal, the
first thing that had to be done was to buy the land. Before the
resolution to build the Canal was taken, the land on which the Canal
flows -- or perhaps I should say 'stands' -- was, in the main,
agricultural land, paying rates on an assessment from 30s. to L2 an
acre. I am told that 4,495 acres of land purchased fell within that
description out of something under 5,000 purchased altogether.
Immediately after the decision, the 4,495 acres were sold for L777,000
sterling -- or an average of L172 an acre -- that is to say, five or
six times the agricultural value of the land and the value on which it
had been rated for public purposes.
Now what had the landowner done for
the community; what enterprise had he shown; what service had he
rendered; what capital had he risked in order that he should gain this
enormous multiplication of the value of his property! I will tell you
in one word what he had done. Can you guess it! Nothing.
But it was not only the owners of the land that was needed for making
the Canal, who were automatically enriched. All the surrounding land
either having a frontage on the Canal or access to it rose and rose
rapidly, and splendidly, in value. By the stroke of a fairy wand,
without toil, without risk, without even a half-hour's thought many
landowners in Salford, Eccles, Stretford, Irlam, Warrington Runcorn,
etc., found themselves in possession of property which had trebled,
quadrupled, quintupled in value.
Apart from the high prices which were paid, there was a heavy bill for
compensation, severance, disturbance, and injurious affection where no
land was taken -- injurious affection, namely, raising the land not
taken many times in value -- all this was added to the dead-weight cost
of construction. All this was a burden on those whose labour skill, and
capital created this great public work. Much of this land today is
still rated at ordinary agricultural value, and in order to make sure
that no injustice is done, in order to make quite certain that these
landowners are not injured by our system of government, half their
rates are, under the Agricultural Rates Act, paid back to them. The
balance is made up by you. The land is still rising in value, and with
every day's work that every man in this neighbourhood does and with
every addition to the prosperity of Manchester and improvement of this
great city, the land is further enhanced in vaIue.
The shareholders and the ratepayers I
have told you what happened to the landowners. Let us see what
happened to the shareholders and
the ratepayers who found the money. The ordinary shareholders, who
subscribed eight millions, have had no dividend yet. The Corporation
loan of five millions interest on which is borne on the rates each
year, had, until 1907, no return upon its capital. A return has come at
last, and no doubt the future prospects are good; but there was a long
interval -- even for the corporation. These are the men who did the
work. These are the men who put up the money. I want to ask you a
question. Do you think it would be very unfair if the owners of all
this automatically created land value due to the growth of the city, to
the enterprise of the community, and to the sacrifices made by the
shareholders -- do you think it would have been very unfair, if they
had been made to pay a proportion, at any rate, of the unearned
increment which they secured, back to the city and the community? ... Read the whole piece
Michael Hudson and Kris Feder: Real Estate and the Capital
Gains Debate
On the other hand, the Fed statistics37
understate land values for methodological reasons. Starting with
estimates for overall real estate market prices, Fed statisticians
subtract estimated replacement prices for existing buildings and
capital improvements to derive land values as a residual. These
replacement prices are based on the Commerce Department’s index of
construction costs. Thus, building values are estimated to increase
steadily over time, on the implicit assumption that all such property
is worth reproducing at today’s rising costs.
37 Balance Sheets for the
U.S.
Economy, 1945-94, Tables B. 11, B. 12 and R 11.
However, the value of any building tends
eventually to decline,
until finally it is scrapped and replaced. It is the value of land
which tends to rise as population and income grow (over the long run,
with cyclical swings), precisely because no more land can be produced.
Thus, capital gains in real estate result mainly from land appreciation.
Building values fall because of physical deterioration, but also
because buildings undergo locational obsolescence as neighborhood land
uses change over time, so market prices tend to fall below replacement
costs. It would not be economical to rebuild many types of structures
on the same site if they were suddenly destroyed.38 In
particular, where land use is intensifying over the long run, rising
land values effectively drain the capital value out of old buildings.
This is because the salvage value of land (its worth upon renewal)
tends to rise, while the scrap or salvage value of most immovable
improvements is negligible. Where land has alternative uses, rent is
not its current net income but its opportunity cost -- the minimum
yield
required by the market to warrant keeping the land in its present use
instead of converting it to the best alternative use. As the land value
rises, a rising share of the property income must be imputed to the
land and a falling share remains to be imputed to the improvements.
Read the whole article
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