Practical Issues in Georgist Thought
Michael S. Johnson
[Reprinted from the American Journal of Economics
and Sociology, October 1995]
An address by a Georgist sympathizer. Professor
Johnson agreed to have his remarks reproduced here as they were
delivered in order to stimulate thought and kindly provided a
brief addendum to further clarify his position on the scope and
broad usefulness of Henry George's writings.
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Do you remember the tabletops they used to have in Wendy's hamburger
restaurants? You know, the ones in beautiful 19th century prose,
straight from the pages of the old Sears catalogue, that made all
those marvelous claims: World's Best Sheep Shearing Machine - cannot
be clogged, cannot cut your sheep, guaranteed to add $60 to your
profits; Dr. Hammond's Nerve and Brain Tablets - a great remedy for
weak men; will build up the former strength and endurance without
having a disturbing effect on the nervous system - strengthen the
heart action, and tone up the stomach, liver, and kidneys; Dr.
McBain's Blood Pills - enrich the blood and give excellent results
with pale complexion, pain in the back, facial eruptions, nervous
headaches, and sores; the magic corset - we guarantee that it will
take ten inches off your waistline, will add ten inches to your bust
line, and will keep your marriage happy.
Follow my plan and it will raise wages, increase the earnings of
capital, extirpate pauperism, abolish poverty, give remunerative
employment to whoever wishes it, afford free scope to human powers,
lessen crime, elevate morals, and taste, and intelligence, purify
government and carry civilization to yet nobler heights. (George,
Progress and Poverty 405-06).
This last is a quotation from Progress and Poverty and is absolutely
beautiful prose. I could read this over and over. I enjoy the
exquisiteness of the writing, the energy, and the emotion underlying
Henry George's zeal for his beloved solution to the ills of society.
But like the old Sears catalog, he oversold his case - there are no
panaceas. Now, would the world be a better place if we adopted more of
George's ideas? I firmly believe it would.
I have become increasingly convinced of the fundamental justice and
soundness of George's attitudes toward the taxation of land rents. As
a graduate student majoring in urban economics and public finance, I
was introduced to George's ideas, which are still generally favorably
received in these subdisciplines of economics. And since 1986, I have
had the privilege of teaching an economics course for the Fairhope
Single Tax Corporation; this has allowed me to read further and to
contemplate the benefits of George's scheme. However, it is probably
fair to say that I am not a "Georgist" any more than I am a
disciple of any economist. I fully agree with George that:
We must abandon prejudice, and make our reckoning with
free minds. The sailor, who, no matter how the wind might change,
should persist in keeping his vessel under the same sail and on the
same tack, would never reach his haven. (Social Problems 19).
So, please, be patient with me, while I outline some of the wind
changes I believe Georgists need to consider. Imagine that the year is
2004, and national elections have just concluded. Georgist candidates
have been swept into office - there is a new Georgist President, and
Georgists have captured a majority in Congress, in state houses, and
in local city councils. This is your big chance. You've won! How long
will it be before you can claim you are able to . . .
raise wages, increase the earnings of capital, extirpate
pauperism, abolish poverty, give remunerative employment to whoever
wishes it, afford free scope to human powers, lessen crime, elevate
morals, and taste, and intelligence, purify government and carry
civilization to yet nobler heights?
I honestly do not believe you can do all these things. But you can
move us in that direction. Perhaps a good starting point will be to
ban Roseanne Arnold from television -. That would undoubtedly help us
elevate morals and taste and intelligence. Whoops - pardon my slip -
that would be a very anti-free-market thing to do!
What follows is the advice of a friend, not a true believer. These
are my readings of wind shifts and my suggestions for you to consider
as you prepare for your electoral landslide.
First, concentrate on the underlying theme of Henry George's work,
and that theme is not that we all have the right to become filthy
rich, as long as we do it through the fruits of our labor and our
accumulation of capital. While he clearly has no quarrel with you or
me getting rich by such means, George's writing is much more concerned
with the theme of poverty. At heart, George presents an argument of
morality, not economics. He is seeking justice. This is clear in
Progress and Poverty, but it is especially clear in Social Problems,
where he states:
The intelligence required for the solving of social
problems is not a thing of the mere intellect. It must be animated
with the religious sentiment and warm with sympathy for human
suffering. It must stretch out beyond self-interest, whether it be
the self-interest of the few or of the many. It must seek justice.
For at the bottom of every social problem we will find a social
wrong, (9).
George rails against the hypocrites who are satisfied living in a
world surrounded by poverty, or even worse, who are content to view
poverty as a natural outcome. He states:
If an architect were to build a theater so that not more
than one-tenth of the audience could see and hear, we would call him
a bungler and a botch. If a man were to give a feast and provide so
little food that nine-tenths of the guests must go away hungry, we
would call him a fool, or worse. Yet so accustomed are we to
poverty, that even the preachers of what passes for Christianity
tell us the great Architect of the Universe, to whose infinite skill
all nature testifies, has made such a botch job of this world that
the vast majority of the human creatures he has called into it are
condemned by the conditions he has imposed to want, suffering, and
brutalizing toil . . . (72).
And he continues:
This, and this alone, is what I contend for - that our
social institutions be conformed to justice . . . that he who makes
should have; and he who saves should enjoy. (86).
There is no question that his was a moral argument. He viewed the
ability of a few lucky persons to reap the rewards of land rent to be
thievery, nothing less. Because George couched Progress and Poverty in
the words of political economy, because it reads so much like Smith,
or Ricardo, or Mill, we view him as an economist. He used economics,
to be sure, but he was writing as a seeker of justice, not merely an
observer or predictor of the human scene. My advice is to never forget
that fact when reading George. Thus, I believe that Robert Andelson
and James Dawsey head in the right direction when they adopt Henry
George's theme of justice in their From Wasteland to Promised Land:
Liberation Theology for a Post-Marxist World. I urge you to buy the
book if you have not already. This is what Henry George is all about.
If the issue of justice and the alleviation of poverty does not
permeate discussions of Georgists, I wonder from where the name of the
organization comes. For example, consider the motives of those of us
who argue in favor of land rent taxation. George makes the case that
such taxation is desirable because such taxes are just. It is the
right thing to do. It is not primarily because other taxes are bad -
although George builds a solid case for that as well. George advocates
land taxation because the return to the land belongs to the community,
not to the landlord. To allow the landlord to keep the rent is to
sanction theft.
Because this theme is often lacking in the debate on popular Georgist
topics, I give you my second bit of advice: Why measure or debate
whether a tax on land rents would be sufficient to fund all government
activity? As much as Henry George really believed in a "Single
Tax," in the United States at least, we have decided to let the
expenditure side of the budget drive the need for revenues, not the
other way around. In other words, we do not - and we will not - let
the revenues obtainable from a single tax source, be it land rents or
any other source, decide the level of spending. Like it or not,
government activity today is far different from the end of the 19th
century. The winds have shifted. I urge you to see how to integrate
land rent taxation into a broader system of taxation, and to become
less adamant about a Single Tax. Yes, other taxes are onerous, and
yes, they are exploitative. But they fund services that many people
want to see government provide. In Progress and Poverty, George
essentially proposes a tax without any spending by government. The tax
serves as an equity device, not as a source of revenues for public
purposes. This is not particularly a problem if a redistribution
scheme exists (e.g., equal dollars per person). However, it is natural
to seek to fund public services with the proceeds of taxes - and there
is absolutely no reason to expect or presuppose that land tax proceeds
will match, exceed, or fall under the level of spending. Perhaps
because I am not a true believer, I find the idea of land rent
taxation much more palatable than the idea of a Single Tax.
This leads to my third point. Your chance of having a major impact on
public policy is better in city councils, county commissions, school
boards, and statehouses than in the nation's Capitol. We have a
federal system, with major yet different roles for federal, state, and
local governments. In the 19th century, customs and excise duties were
the principal source of revenue for the federal government, and
property taxation was virtually the only revenue source for states and
localities. All levels of governments have moved toward tax bases
never considered in the 19th century, the federal government moving to
broad-based income and wage taxes, the states to broad-based indirect
sales taxes and income taxes.
The only tax currently widely used that resembles a land rent tax is
the local property tax. The similarity of land-rent taxation to
property taxation is why the successes to date in applying George's
ideas have come at the local level (and the state level, in terms of
enabling legislation to change the nature of local property taxes).
There is no doubt in my mind that the two-rate tax concept is the most
"saleable" of the current Georgist ideas, at least within
the United States. My advice is to push even harder on this idea, but
to view replacement of the income tax - and perhaps even the state
sales tax - as a dream at best. The winds have shifted, and the scale
of government makes single-source taxation both an unpopular and a
dangerous concept. To my mind, the Single Tax emphasis is a side issue
to George's main point of justice in the distribution of unearned
income.
But - and this is my next main point - current property tax practices
would make widespread adoption of a land-heavy tax a travesty. My
advice is to spend more time and energy trying to clean up the
property tax before advocating a wholesale shift to a land-only base.
Alabama is perhaps the worst offender, but many states have systems of
"current use" preferences for agricultural lands, classified
tax codes with different rates based on land use, and severe
assessment problems.
The granting of lower land tax bills to agricultural users flies in
the face of every point George was trying to make about land
speculation, land use, and justice. Such tax treatment slows the
conversion of land to better uses, and generates unearned capital
gains to individuals. If the goal is to preserve desirable green space
in the urban periphery, there are better tools - for example, tax
deferment and recapture schemes, or subsidies to green space
producers.
Tax classification systems and exemption schemes represent a similar
error. Certain land users become unworthy because they use properties
for commercial or public utility purposes, while residential users
receive a tax break. For example, in Alabama, residential homeowners
have their land and improvements assessed at 10% of market value,
while commercial users face assessment rates of 20% and public utility
properties face assessment ratios of 30%. More than sixteen other
states do similarly [ACIR]. Favorable tax concessions are common ploys
to attract businesses, as states and localities play a negative-sum
game in the name of economic development. Similarly, we may like the
homestead exemptions as homeowners, but as advocates of land rent
taxation, can we justify supporting such systems? Once again,
alternate systems exist, such as circuit breakers. It would be good to
see more analysis of property tax systems by Georgists.
Next, consider the severe problems in tax assessment practices. How
can you expect to garner support - in the name of justice and fairness
no less - for a tax administered in an extremely arbitrary way? What
would happen if you approached 100% land rent taxation given current
assessments? My guess is the system would collapse entirely under the
weight of appeals caused by the poor quality of tax assessing. Even
worse, land would be abandoned - used for absolutely nothing - in
those 30% or so cases where the rents would exceed true economic rents
because the assessments are so close to being random. The economic
damage could be lessened by less-than-100% tax collection of land
rents, but the fairness issue would remain.
In his book Who Pays the Property Tax? Henry Aaron quotes an
anonymous ditty about tax assessment. (56) It goes:
To find a value good and true, Here are three things for
you to do; Consider your replacement cost, Determine the value that
is lost, Analyze your sales to see What market value should be. Now
if these suggestions are not clear, Copy the figures you used last
year.
His observations about assessment made in 1975 have seen very little
correction since then. I would think there is an important role for
Georgist organizations to work toward improvement in assessment
practices. I see the Lincoln Land Institute working on this, but much
more needs to be done. You cannot have faith in the equity of a tax
system if people [correctly] see the results as arbitrary. As unfair a
penalty on effort as the income tax may be, or as poor of a benefit
tax as the sales tax may be, most people view them as less arbitrary
than the property tax. Further, the potential problems with a
land-only tax are much worse than the current system of taxing based
on a combined land-improvements assessment. This is because assessment
practices are more concerned with achieving accuracy in the measuring
of value for the total land-improvement bundle than for each
individual item. Our pure land assessment techniques are weak and very
inaccurate. In the otherwise excellent film on tax reform in
Pennsylvania, A Tale of Five Cities, a local assessor (I believe from
Philadelphia), exclaims how easy it would be to switch to a two-rate
tax, since he already has separate numbers for both land value and
improvement value. What he does not say is that he has wrong numbers
for each! Georgist organizations should be at the forefront of
offering state-of-the art help on using Geographical Information
Systems and mass appraisal techniques to improve land assessment.
Finally, let me proceed to a different point that has bearing on land
rent taxation. My reading of recent trends in the functional
distribution of income is that there has been a fall in relative
importance of land as a determinant of value and as a maker of
fortunes. Mind-power and technological change in capital now drive the
world more than location does. Because of changes in technology,
especially in the realms of communication and transportation, we are
in an era of globally "footloose" industries and massive
economies of scale. A recent column in The Wall Street Journal
discusses the current problems of California in comparison to nearby
states. It is worth quoting at length:
New efficient factories producing high-technology
products are a key to inland industrial growth. Computer and
electronic equipment are valuable products, easily shipped from
remote locations. Micron Technologies Inc. of Boise, Idaho, notes
that an entire month of production of its tiny electronic chips can
be contained in three truckloads and shipped anywhere cheaply.
For bulkier goods, trucking costs have fallen with deregulation. And
air transport allows runways far from the sea to compete with Pacific
Coast ports for overseas business. ("The Outlook: A New Growth
Source in the Western U.S." WSJ, Mort., Oct. 3, 1994: Al, c5).
Also consider the coming of cellular telephones which break the
linkage of communication to a land-based grid. This is affecting the
relationship of production to land throughout the world. In the
terminology of urban economics, the "rent gradients" are
flattening out significantly, lowering rents compared with other
factor payments. The implication for followers of Henry George is that
technology is helping to break the "land monopoly." You may
recall Henry George's famous line about his settler, who happens to
stop somewhere and around whom a city grows:
Our settler, or whoever has succeeded to his right to the
land, is now a millionaire. Like another Rip Van Winkle, he may have
lain down and slept; still he is rich - not from anything he has
done, but from the increase of population. Read (Progress and
Poverty, 41).
In many American cities, a land investor now finds that "Like
another Rip Van Winkle, he may have lain down and slept; still he"
has lost a fortune "not from anything he has done, but from the
increase of" technology! If my speculation is correct, then there
is a reduced likelihood of land rents funding all government activity.
However, the justice of George's ideas is totally unaffected - as long
as our omniscient land tax assessor changes the assessments to reflect
the changes in the winds of the market!
Yes, as Henry George suggests,
We must abandon prejudice, and make our reckoning with
free minds. The sailor, who, no matter how the wind might change,
should persist in keeping his vessel under the same sail and on the
same tack, would never reach his haven. (Social Problems, 19).
Since 1879, the winds have changed at several times. Perhaps you
think we are steering in the wrong direction, but we nonetheless
cannot ignore the shifts in wind. Since 1879, for example, we have
seen the bankruptcy of many of George's hated railroads: victims of
technological change, shifts in political power, and perhaps their own
greed. We have introduced extensive antitrust laws, we have seen
landmark changes in civil rights and voting rights, we have
established massive systems of social security and income support, and
we have established broad-based taxes on income, sales, and in other
countries, value-added, which George never dreamed of considering
because the tax bases had not even been proposed. We have passed
landmark labor legislation in the Wagner Act, we have a National Labor
Relations Board, and we have moved in the direction of social
regulation of workplace and environmental hazards. Our economic,
political, and social analyses cannot overlook these changes, even if
we disagree with them. Since Henry George did not address all these
issues, we must do as he recommends, and learn to think for ourselves.
Addendum for Publication
The strong reaction to my address by many of those present has been
interesting, to say the least. Speaking to an audience of Georgists is
always a challenge, for almost by definition, a Georgist is a free
thinker. When making the address, I took as given George's place as an
important, albeit often overlooked, economist. It is for this reason
that I concentrated on George's emphasis on justice and fairness, a
topic often avoided by economists.
I certainly did not mean to imply that we should move past George to "modern
economics." George has much to contribute to our understanding of
the economy today. The modern concept of "land" can easily
be broadened to include other sources of value that arise from
community activity. For example, rights to broadcast television
signals or to use a frequency band for cellular telephones have
characteristics very similar to George's "land," and it
seems reasonable that were George with us today, he would argue
strongly that the rents from these property rights should belong to
the community. In fact, all economists interested in rent-seeking
behavior have much to learn from a reading of George. There still
remains the issue of how society chooses to use the proceeds of its
just taxation of socially-derived rents.
References
Aaron, Henry. Who Pays the Property Tax? Washington: The Brookings
Institution, 1975.
Andelson, Robert V., and Dawsey, James. From Wasteland to Promised
Land: Liberation Theology for a Post-Marxist World. Maryknoll, NY:
Orbis Books, 1992.
George, Henry. Progress and Poverty (1879). New York: Robert
Schalkenbach Foundation, 1979.
George, Henry. Social Problems. (1883). New York: Robert Schalkenbach
Foundation, 1981.
Rose, Fredrick. "The Outlook: A New Growth Source in the Western
U.S." The Wall Street Journal, Mon., Oct. 3, 1994: A1, C5.
U.S. Advisory Commission on Intergovernmental Relations. Significant
Features of Fiscal Federalism, vol 1, Budget Processes and Tax
Systems. Washington, DC: ACIR, 1992.
Michael S. Johnson, PhD., is professor of economics at Spring Hill
College, 4000 Dauphin Street, Mobile, AL 36608-1791. This address was
prepared for the 1994 Council of Georgist Organizations Meeting in
Fairhope, Alabama. The Autumn 1994 Georgist Journal commented, "[Professor
Johnson's] remarks were surprising for a Georgist meeting. He cited
Henry George as a visionary, offering a panacea; land is not so
important any more - technology has rendered it less important; land
rent would not be enough for government expenses, and we must move on
from Henry George to modern economics."
"And so Georgist conferees moved on . . . but not necessarily in
the direction advised by Prof. Johnson."
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