Kevin, maybe we should move this discussion to a different thread?
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Also, renters are the ones that are most affected by rising housing costs
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The argument made in that article is nonsense. The only reason renters would hypothetically be dumped by a higher homestead exemption is because the city has no other revenue generating options: i.e. raising sales taxes.
If there were no property taxes, rents would DROP, affordability would INCREASE, and gentrification would DECREASE. Here's an example:
the owner of a $300,000 home pays roughly $500/month in property taxes. If he rents the house out, he would charge at least $1500/month to cover his mortgage, property taxes, plus a nominal buffer. If the property owner no longer has to pay that $500 in property taxes, he could charge as little as $1000/month for the same house. That's a lot of money saved by a renter! For a homeowner, that's also a huge boon.
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Originally Posted by llamaorama
Is it really a good idea to have a revenue monoculture of just sales taxes and miscellaneous service fees? What if some trend in the future causes sales tax revenues to decrease? For example what happens if the bulk of routine brick and mortar retail shopping goes obsolete?
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yea gentrification is another ballgame altogether.
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The sad reality is that gentrification is directly related to rising property taxes. If you can no longer afford the property taxes for the home you and your family have owned and lived in for generations, you will be forced to move.
That's the real reason people fear development in their area.
Sales tax will obviously need to be reworked at the state level to ensure a sales tax dependent model will work at the city level: i.e. capturing online sales that are shipped to Austin/Travis county. One thing is for sure: people will always need to buy things, whether through a physical store front or online or whatever. The actual amount of the sales tax will depend on the shortfall created, but I would expect it to be <4% of a purchase (so an item that previously cost $50 after tax would now cost $52). Groceries/produce would still be tax-free to avoid hurting the poor.
At the end of the day, Austinites would pay roughly the same as before, but at least our homes would be cheaper to own and there wouldn't be any risk of losing it if our property values increase. Gentrification is a problem our tax code has created.