Fiscal Centralization: Theory and Evidence from the Great Depression

The Great Depression produced a profound and lasting influence on the structure of US government. This paper studies theoretically and empirically the increased centralization of revenues and expenditures by the states relative to local governments during this period. A model of property and sales taxation and tax delinquency is introduced. In the model, the income decline of the Depression causes a rise in property tax delinquency and leads to a shift toward sales taxation and fiscal centralization by the states. Empirical evidence based on cross-state variation in the severity of the Depression is consistent with the model's key predictions. (JEL E32, H25, H71, H72, H77, N12, N42)

Assessing the Influence of Property Tax Delinquency and Foreclosures on Residential Property Sales

We examine the influence of property tax delinquency on the sale price of nearby homes from 2002 to 2013 using more than 46,000 residential property sales in a representative midwestern central city—Milwaukee, Wisconsin. After controlling for a number of property and neighborhood characteristics including nearby foreclosures, we find property tax delinquency has a significant influence on nearby home sales. The relationship is negative; one additional tax delinquent property within 250 m of a home sale is associated with a discounted sale price of 0.79% or approximately $1,085 on average. In addition, the influence of tax delinquent properties on home sale prices diminishes with distance, suggesting blight is the source of the discount. Based on these findings, the negative influence of tax delinquency is likely to be exacerbated in central cities where housing density is greater and delinquency is higher and more persistent than the surrounding suburbs, which has the potential to lead to fiscal distress as property taxes are the primary revenue source for cities. As such, we suggest a two-tiered approach for cities to mitigate the negative consequences of tax delinquency: a combination of policies to eliminate delinquency and also to help homeowners become financially stable.

Capitalizing on the Urban Fiscal Crisis: Predatory Tax Buyers in 1970s Chicago

Local governments across the United States annually hold tax auctions, in which unpaid property tax bills are sold to investors, who in turn obtain the right to charge interest on those debts or acquire title to tax delinquent property. In Chicago, reforms to Illinois’s tax sales law in 1951 gave rise to a class of investors who reaped millions through fees, interest payments, and, in some cases, acquisition of real estate for the price of a single property tax bill. Tax buying thrived as rates of property tax delinquency rose sharply in the 1970s, especially in the city’s African American neighborhoods, which suffered from discriminatory overassessment. As the city’s fiscal situation worsened, tax buyers wielded greater influence over tax policy and administration. Tax sales shed new light on the making of contemporary municipal fiscal policies and administrative practices, and highlight broader features of capitalism and the state in modern America.