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Why no one likes land taxes

Brian Albrecht challenges a foundational assumption of modern economics: that the most efficient tax is always the best tax. In a piece that flips the script on standard policy advice, he argues that voters' hatred of "efficient" taxes like property levies isn't ignorance—it's a rational defense mechanism against a state that would otherwise grow without limit. This isn't just a debate about accounting; it's a warning that removing the friction from taxation might remove the brakes on government expansion.

The Efficiency Trap

Albrecht begins by highlighting a stark disconnect between professional consensus and public sentiment. While economists champion taxes on land because the supply is fixed, voters recoil at the idea of paying rent to the government on assets they already own. He notes that "the things voters hate about property taxes are the things economists love about them." This friction is usually dismissed as voter irrationality, but Albrecht suggests this dismissal is a convenient shortcut that ignores the political reality.

Why no one likes land taxes

The author reframes the debate by introducing the concept of political economy. He argues that "Tax systems are never optimal, but that's its own kind of market efficiency at work." The core of his argument is that the "inefficiency" of a tax—its ability to cause pain or distortion—serves a vital function. It acts as a signal that mobilizes resistance. If a tax is too smooth and painless, taxpayers sleepwalk into higher rates. As Albrecht writes, "With inefficient taxes, you waste resources on deadweight loss, but you stay vigilant and keep rates low."

This perspective draws on historical attempts to implement pure land value taxes. He references Mike Bird's The Land Trap, which traces how Henry George's 19th-century "Single Tax" movement failed to take root in practice. The failure wasn't just political; it was structural. Real-world property taxes blend land value with capital improvements, creating the very distortions economists try to avoid. Albrecht points out that "If you tax buildings, people build less. If you tax renovations, people renovate less." This capital component creates deadweight loss, yet it is precisely this pain that keeps the tax politically contained.

The deadweight loss of inefficient taxes is the price of keeping Leviathan in check.

The Becker-Mulligan Insight

Albrecht then turns to the Becker-Mulligan model to explain the demand side of this dynamic. The model posits that "inefficient taxes create political resistance that keeps rates low." In a conventional view, a tax with low deadweight loss is superior because it raises revenue without distorting behavior. However, Albrecht argues that this efficiency removes the incentive for taxpayers to fight back.

He illustrates this with a stark trade-off: "An inefficient tax that raises $100 with $20 of deadweight loss costs you $120. An efficient tax that raises $200 with $5 of deadweight loss costs you $205." The rational voter, fearing the unchecked growth of an efficient tax system, may prefer the higher per-dollar cost of an inefficient tax to avoid the total revenue explosion of an efficient one. This logic extends to corporate taxes, which economists despise but voters tolerate. Albrecht notes that "corporate taxes can be partially avoided through transfer pricing, debt financing, and jurisdictional arbitrage," making them painful and politically contentious, which in turn keeps rates lower than they would be otherwise.

Critics might argue that this model romanticizes inefficiency, suggesting that the economic drag of bad taxes outweighs the political benefits of vigilance. While valid, Albrecht's point is that the political cost of an efficient tax is often hidden until it is too late to reverse.

The Friedman Defense

On the supply side, Albrecht applies David Friedman's logic on punishment to taxation. Friedman famously asked why we use prison instead of fines, arguing that fines are economically superior but prison prevents enforcers from becoming profit-driven predators. Albrecht applies this to the tax authority: "Prison protects defendants by making prosecution unprofitable for the state." Similarly, inefficient taxes make enforcement unprofitable for the government.

When a tax is easy to collect and hard to evade, the state has a strong incentive to extract every possible dollar. Albrecht writes, "When enforcement is profitable, the state enforces aggressively. Tax assessors have incentives to value your property at the highest defensible level." In contrast, complex taxes like corporate levies are expensive to audit and easy to game. The IRS knows that "auditing sophisticated corporate returns is expensive and often unsuccessful," so they pull back. This inefficiency acts as a natural cap on state aggression.

The synthesis of these two models suggests that what looks like a policy failure is actually a survival mechanism. Albrecht concludes that "Efficient taxes may be unstable: they either grow until they strangle the economy or provoke a political backlash that replaces them with something more painful." The current mix of taxes, with all their flaws, represents a selection process where the "pain" of the tax keeps the state in check.

Bottom Line

Albrecht's most compelling contribution is the redefinition of "efficiency" to include political sustainability, not just economic output. The argument's greatest strength is its ability to explain why smart voters reject theoretically superior tax policies. However, the model relies heavily on the assumption that voters can accurately gauge the long-term growth of government, a cognitive leap that may not always hold true. The takeaway for any observer of fiscal policy is clear: the friction in our tax system isn't a bug; it's the feature that prevents the state from consuming the entire economy.

Deep Dives

Explore these related deep dives:

  • Henry George

    The article directly references Henry George's 19th-century 'Single Tax' movement on land values, which is central to understanding why land value taxes were never widely implemented despite their theoretical efficiency

  • Gary Becker

    The Becker-Mulligan model is one of the two main theoretical frameworks explained in the article. Understanding Becker's broader work on applying economic analysis to political behavior provides essential context

  • Deadweight loss

    The entire article hinges on the concept of deadweight loss and why 'efficient' taxes with low deadweight loss paradoxically lead to larger government extraction. Readers need to deeply understand this economic concept to follow the argument

Sources

Why no one likes land taxes

by Brian Albrecht · Economic Forces · Read full article

Economists and [insert basically every other group of people] don’t often agree. Take, for instance, the recent discussion of price controls. The title of Sunday’s NYT opinion piece literally starts “Economists Hate This Idea.” Yet voters aren’t so skeptical. (I’m not ready to say it has the popularity that piece claims.)

Another area of disagreement is taxation. Economists tend to prefer taxes like property taxes; voters despise them. Economists think corporate taxes are among the worst ways to raise revenue; voters think corporations should pay more. Economists generally prefer consumption taxes to income taxes, whereas voters tend to prefer income taxes.

I say “prefer” and “think,” but it’s not just some whim. It pops out of many models and there’s research pointing in the same direction.

Byrne Hobart recently started a great piece with this puzzle. Ask an economist about property taxes, and they’ll explain that the land part is fixed in supply (not much distortion there), impossible to hide, and therefore ideal to tax because taxing it doesn’t distort behavior. Ask a median voter about property taxes, and you’ll hear complaints about paying rent to the government on something they already own. As Hobart puts it, “the things voters hate about property taxes are the things economists love about them.”

If I’m being honest, the standard economist reaction is to be dismissive of voters. Economists when being more careful will say voters are “rationally irrational,” since one vote rarely decides an election, and voters have little incentive to learn the true costs of different tax systems. Ignorance about big topics like taxes is individually rational even when it’s collectively costly.

But this explanation is a little too convenient. People know property taxes fund local schools. They know sales taxes are just as real as income taxes. Often, in this newsletter, we stress that maybe people understand something that the baseline model misses. As Hobart puts it, “Tax systems are never optimal, but that’s its own kind of market efficiency at work.” So what is that efficiency?

Notice that the ranking above is in the context of growth as a proxy for things like deadweight loss, things that hold back an economy. There’s a political dimension missing in most growth models. Josh and I have a paper with Alex Salter on defense and growth. We argue defense is central to understanding economic growth. It’s not a controversial statement to say ...