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Wealth and Want | |||||||
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Michigan
Jeff Smith and Kris Nelson: Giving Life to the Property Tax Shift (PTS) John Muir is right. "Tug on any
one
thing and find it connected to everything else in the universe." Tug on
the property tax and find it connected to urban slums, farmland loss,
political favoritism, and unearned equity with disrupted neighborhood
tenure. Echoing Thoreau, the more familiar reforms have failed to
address this many-headed hydra at its root. To think that the root
could be chopped by a mere shift in the property tax base -- from
buildings to land -- must seem like the epitome of unfounded faith. Yet
the evidence shows that state and local tax activists do have a
powerful, if subtle, tool at their disposal. The "stick" spurring
efficient use of land is a higher tax rate upon land, up to even the
site's full annual value. The "carrot" rewarding efficient use of land
is a lower or zero tax rate upon improvements. ...
Another outstanding example of simply following appraisal laws is Southfield, Michigan. State law required all taxable property to be appraised at market value. Buildings there in 1960 were assessed at 70 to 80 percent of value and land at five to 10 percent. After Mayor S. James Clarkson took office on a promise to correct this violation, and after a fight with the assessor, special interest groups, and the courts, the city stopped overvaluing new construction and remodels and began appraising land by its highest and best use. Soon the contrast with the slums of nearby Detroit were patent. Mayor Clarkson stated that Detroit taxed land values "next to nil" under Depression era assumptions. Voters reelected him four times on his promise of fair assessments. Average homeowners paid 22 percent less in taxes immediately. Those who held large empty lots in desirable locations saw huge tax increases but reaped windfall profits from selling or developing. As Detroiters migrated outward, accurate assessments enabled Southfield to capture rising land values, bulking up its tax base by 20 percent a year. ... A big problem needs a big solution which in turn needs a matching shift of our prevailing paradigm. Geonomics -- advocating that we share the social value of sites and natural resources and untax earnings -- does just that. Read the whole article
Michiganders are saying they must wait and see, but there is no need for that: California can show you 17 years of experience. To read your future, just study our past. Here is what has happened since California passed Proposition 13 in 1978. The obvious direct results have been to
cut public services, raise other taxes, and lose credit rating. ...
The private sector is doing badly, too. Raising income taxes, business taxes, and sales taxes is no way to stimulate an economy; they are all a drag on work and enterprise. ... It should give one pause. It is, however, if you think about it, the expectable result of what the voters did.
The predictable result is to inhibit economic
activity, and encourage holding wealth inert and stagnant.
David Shulman tersely summarized the distributive effects of Prop. 13 as he left us for Salomon Brothers in Manhattan: "it breached the social compact." ... 1/8 of all new businesses started in the U.S. were in L.A., 1945-50. These were small, creative, flexible, and too varied to classify. No Linnaeus could sort them in conventional categories: the new Angelenos simply stayed here and started producing everything for themselves, some things previously imported, and others never seen before. ... Why is that not happening today, 1995? An invisible, pervasive change is Proposition 13, which makes it possible to hold land at negligible tax cost. In 1945 land was taxed at 3% every year, building a fire under holdouts to turn their land to use. Today that same tax cost is well below 1%. Using Gwartney's Rule of Thumb (see below under B,1), it is about 1/8 of 1%: a rate of 1% applied to 1/8 of the true value. Landowners are only taxed now if they use their land to hire people and produce something useful. Then they meet the drag of our high business and employment and sales taxes, necessitated by the fall of property taxes. A handful of oligopolistic landowners control most of the market; small businesses are squeezed out. This helps us segue from being at the cutting edge of industrial progress to a third-world economy - from the NH model to the AL model - with little relief in sight. ... California displayed amazing growth up
to 1978, and the resilience to shrug off the loss of war industries after
1945 and still grow "explosively" (as Jane Jacobs put it). After 1978 we
have a string of reverses. The timing, along with a priori causative analysis,
plus various direct observations too numerous for this time-slot, support
an hypothesis that the reverses were aggravated by Prop. 13. Michigan,
be warned of our lot, and learn about taxes from us: "This Could Happen to
You." Read
the whole article
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