Monday, April 09, 2007

N.C. cities should tackle growth together

We all know Charlotte is feeling explosive growth. Last week the U.S. Census released a population report showing Charlotte at No. 7 among metro areas in 2006 growth. This links to the Observer's story.

The city's six-county metro area (Anson, Cabarrus, Gaston, Mecklenburg, Union and York counties) added more than 61,500 people last year. Raleigh-Cary was No. 15.

Why bring up the obvious? Because as the Raleigh stats make clear, Charlotte isn't facing its growth pains alone. Plenty of other N.C. cities and towns have our problems: Overcrowded schools and not enough county money to build what's needed without raising property tax rates beyond what's politically acceptable. Development rules that aren't adequate to protect the environment, and slack enforcement.

In Wake County, a grass roots group of residents has formed Wake Up Wake County. They're pushing for, among other things, permission from the N.C. legislature to enact a real estate transfer tax. That's one of the revenue sources that's been talked about -- or more accurately, whispered about -- in Mecklenburg as well, by City Council as well as County Manager Harry Jones.

Wake Up Wake County reports that 15 different bills have been introduced in the legislature so far that would allow a real estate transfer tax or allow local governments, in their wisdom or foolishness, to choose from a menu of tax options that includes the transfer tax.

Currently the only tax that cities and counties can raise without legislative permission is the property tax. Some fees can also be raised without kissing the rings in Raleigh. That's why there are so many local government fees.

Sen. Dan Clodfelter, a Charlotte Democrat, has introduced a bill that would more than double the existing tax on real estate sales, which is now $1 for every $500 in value. He told the Observer's Jim Morrill that it was essentially a bill holding space for any proposals that might come out of a commission he co-chairs that's looking at the whole state tax system.

Of course, within about 20 seconds the N.C. Association of Realtors had launched a huge campaign with signs, TV, radio and print ads calling a transfer tax "the home tax." "Taxing the equity in your home is like taxing the American Dream," one ad says. "It's a bad idea." It was almost as if they had that campaign all ready, and were just waiting for a bill to be filed.

But, isn't the property tax also a home tax? And if your revaluations are minimally current, doesn't it, too, tax your home equity, or at least part of it?

My overall point is not so much about whether a real estate transfer tax is the best thing since sliced bread, but to note that the only way North Carolina's fast-growing urban areas will get diddly out of the power-stingy legislature is to work together. Instead of, or even better, in addition to Wake Up Wake County, we need a Wake Up North Carolina group who will go to bat for Charlotte, Raleigh, Asheville, Wilmington and all the other booming urban areas.

22 comments:

Anonymous said...

The answer is to tax less, WAY less.

Stop robbing hard working homeowners of their equity to fund a never ending list of failed government programs.

We will keep migrating to lower taxes until we are at the Atlantic Ocean.

If 90% of all government employees just quit and went home (other than police and firemen) do you think anyone would notice.

Let me list the hugely successful government programs:

1) The DMV
2) Welfare (after 30 years, more recipients than ever)
3) The postal service
4) The IRS
5) Public education (more spending per pupil than ever, and lower performance than ever)
6) Mass transit (EVERY SINGLE SYSTEM NATIONWIDE is in bankruptcy)

I grow bored of listing them

Anonymous said...

Tackling growth does not necessarily equate to taxes, especially raising taxes.

The problem continues to be misallocation and waste of funds.

For decades CMS has not properly funded maintenance of buildings. They then use the decrepit state of the buildings as an excuse to tear them down and rebuild them. They also, to appease the Vilma Leake-George Dunlap political group, rebuild specific schools for political reasons having nothing to do with need. This is done while not building enough schools where students actually need them. Stopping this process alone would lower the county budget more than $25,000,000 per year over a few years.

CMS spending on programs which don't work, but never end, creating paperwork for administration to rationalize their jobs, while students performance remains low.

As has been pointed out other places, waste in rail-lite takes money which could be used to improve roads.

Building a new arena was unnecessary.

Spending too much for Dr. Dan Morrill's personal use. AKA the Historic Landmarks Commission.

Overspending on the new courthouse.

Overspending on the new childrens library. Libraries are overbuilt.

Overspending on Arts etc.

The list goes on.

Fix these and other problems and lower taxes, not look for new ways to hide a higher tax burdern.

Anonymous said...

Mary, let's be clear, transfer taxes are paid for by regular folks who buy and sale their homes, not some special interest group.

Anonymous said...

So, is this really a battle for Charlotte, not to manage growth outside of the city, but to re-route growth into the city to keep the tax revenue for their pet projects.

In other words, growth and sprawl is good as long as it is contained within center city.

People have to move somewhere and not everyone wants to live in the city. Especially if their job is outside the city. Then you penalize someone for being practical about their location decision?

Lewis, you're right on.

Uncle Dennis said...

In reading these posts, it would appear that there is basic agreement that there are some infrastructure things we agree are necessary such as police, fire, and some others.

The disagreement seems to fit into two categories; first, exactly who determines what should be an infrastructure; and secondly, how can we be assured that the monies are handled properly and effectively.

If'n we can agree that those are the issues, we can best discuss them instead of dredging up dead horses to re-whip to death.

Any of the programs mentioned by the first poster were designed to help our society. The implimentation of those programs, however, leaves much to be desired.

It is necessary to regulate our personal forms of transportation, and provide a standard for who should be allowed to drive.

It is necessary for us to provide for those who cannot provide for themselves.

It is necessary to be able to send something to someone else, and have reasonable assurance that it will get there.

It is necessary to organize the collection of funds to pay for all public services.

It is a benefit to all of us to have an educated society, both to provide workers as well as to socialize with.

It makes sense to provide a common way for a mass of people to get from point A to point B without having to provide massive structures to just house their personal form of transportation.

In a perfect world, these would all exist withoug corruption, but we all know about the world.

I do not believe we should ignore something just because it is not perfect. I do believe we should be diligent in keeping it as close to perfect as we can though.

UD

Anonymous said...

UD,

Good to hear that there are some reasonable people that live in Charlotte, not just anti-everything posters.

Anonymous said...

Let's see here...

I pay taxes on the income that I earn.

I pay taxes annually for the home I own, which I pay for using the income I already paid taxes on.

If I sell my home and it's gone up in value, I get to pay taxes for any increase in the value of my home (capital gains tax), even though I had NOTHING to do with the increase. (And I don't get a tax rebate if the value of my home drops.)

And now some people want me to pay yet ANOTHER tax (the real estate "transfer" tax) if I sell my home. Never mind that I'll still be paying property taxes on my new home, that whoever buys my home will begin paying property taxes on my old home, and that I'm still paying income tax. (And again, no rebate should the value of my home drop.)

This is quadruple taxation, folks... what's next? The Oxygen Consumption Tax? The CO2 Emission Tax? The Sunlight Use Tax? The Life Tax? I've already got a motto for that one: "Pay to live so that others may also live."

If the real estate transfer tax is passed in this county, guess what? I will NEVER sell my home. The county can take that particular tax and jam it where the sun doesn't shine. They will never get a DIME from me for the sale of my home.

Oh, and UD, in response to your comment "It is necessary for us to provide for those who cannot provide for themselves.":

Not only do I not agree with this statement, I counter with THESE questions: Where does it say we have to provide for those who CHOOSE not to provide for themselves? And where does it say we are all entitled to the same standard of living?

The answer: It doesn't say either of those things anywhere, except in the minds of delusional liberals.

Anonymous said...

ClayJ,

Nobody ever said that all people are entitled to the same standard of living, but we should all have a responsibility to look out for those less fortnate than ourselves. This is not just the poor, but the elderly, the disabled, children, and countless others. Sometimes when I read these posts, i wonder if some people would prefer if had a segment of our population living in favelas or shanties just like in some thrid world country.

Clay, if you are frustrated with taxes, hey I fully understand. All people are, including some liberals. but some of the somments you leave lead me to believe that you have some other personal issues that need to be resolved.

I will keep you in my prayers, along with all my other brothers and sisters in the QC and the ret of the global community.

Danimal

Anonymous said...

"Nobody ever said that all people are entitled to the same standard of living, but we should all have a responsibility to look out for those less fortnate than ourselves. This is not just the poor, but the elderly, the disabled, children, and countless others. Sometimes when I read these posts, i wonder if some people would prefer if had a segment of our population living in favelas or shanties just like in some thrid world country."

There you go again. Everyone who doesn't consent to being taxed cradle-to-grave for virtually every activity short of breathing (Coming Soon: The Respiration Tax!) is obviously a heartless bastard who'd like nothing more than to see everyone else living in shanties. You're exactly right. (That's sarcasm, by the way.)

BTW, you're wrong that nobody ever said that we are all entitled to the same standard of living. Plenty of folks on the left side of the political spectrum have said so. Their only problem is that too many of us rightfully disagree.

"Clay, if you are frustrated with taxes, hey I fully understand. All people are, including some liberals. but some of the somments you leave lead me to believe that you have some other personal issues that need to be resolved."

Man. Personal attacks now? I don't agree with you, so I must have issues in my PERSONAL life? How low can you sink?

"I will keep you in my prayers, along with all my other brothers and sisters in the QC and the ret of the global community."

Save your prayers for those who really need them. There's nothing wrong with me that a little less government wouldn't fix.

Anonymous said...

It's always fun to get your goat Clay. We liberals will still look out for you though.

Anonymous said...

In Wake the alternative to a 1% transfer tax is 20 cents in property taxes. It is much the same in Meck. We will publish the numbers for others on our web site in a few days.
The 1% is paid only when you move and when there is money on the table. In strong markets the buyer pays regardless of who writes the check.

What do the realtor's and developers propose to cope with soaring inflation and growth? Are they protecting the 6% of $90 billion statewide per year that they take from property owners equity.

Good schools and roads will protect the value of your home. Good infrastructure attracts jobs.
Tell your legislators you want a 1% transfer tax.

Anonymous said...

"In Wake the alternative to a 1% transfer tax is 20 cents in property taxes. It is much the same in Meck."

You make it sound as if this is an either/or choice, that we can only have vanilla or chocolate ice cream. What about the alternative of NOT raising taxes and cutting spending instead, or is such a concept completely alien to you? I don't like vanilla or chocolate ice cream; I want coffee ice cream. I think a lot of people would agree.

"The 1% is paid only when you move and when there is money on the table. In strong markets the buyer pays regardless of who writes the check."

Yeah, but if I sell my home in Charlotte and move to another location in Charlotte, I still end up paying the tax, so your statement is pretty much useless unless your goal is to encourage people to move out of the jurisdiction.

Myself, I plan to tell my lawmakers that if any of them raise my taxes, they will not get my vote ever again... and that includes Pat McCrory, for whom I've voted ever since I moved to Charlotte.

Oh, and to cowardly Anon: I don't need looking after. That's the difference between me and you; I can look after myself and don't need some nanny state doing it for me.

Anonymous said...

Stann must be working for McCrory, smoking the rolled bills they continue to steal from the taxpayers.

Anonymous said...

For all of you in the "raise taxes so we can stick it to the rich(not homeless)" crowd, you may want to reconsider- York County alleges that their affordable housing stock decreased 50% after the transfer tax was imposed. In addition, low income homebuyers who attempt to purchase a home from a builder or through public low-income housing programs or Habitat for Humanity could pay a fee GREATER THAN THEIR DOWNPAYMENT. Affordability is already an acute problem in Charlotte -this fee would make it worse. Tansfer taxes are not deductible, and
are not included in the appraised value/cost of a home. For a loan with a minimum down payment of 5%, a 1% tax will increase the down payment 20% (5% + 1%=6%).
STOP THE MADNESS - Quit taxing the life out of the working folks in this town.

Anonymous said...

Rebecca,

Your numbers make sense. But...
1. Have you considered what an increase in property tax means to low income families and small-businesses?

Worse yet, is the sales tax which is supported by developers and realtors. The sales tax is grossly insufficient in our new economy and the lowest 20 economic percentile of families pay 6X more of their income than the highest 1%.

2. WakeUP and is proposing the first $50,000 dollars of the transaction be exempt from the tax. What would your numbers look like then?

Inflation+growth + our transition to a service economy produces terrible problems for almost everyone - and, yes, we have to do our best to ease the impact on our most needy families. But there are no silver bullet solutions and every solution has associated problems.

StanN
Stann@nc.rr.com

P.s. please see our film:
http://www.youtube.com/watch?v=JokYwVv6VP4

and see our blog (Forum)
www.wakeupwakecounty.com

Anonymous said...

ClayJ...

You are right on the money. The taxing authorities have become more sophisticated in their tactics. Instead of raising taxes in big chunks they nickel and dime there way into our collective wallets. They tell critics that it's barely noticable.

I posted similar comments in the light rail debacle/debate. In that discussion the pro-railers suggested that the 1/2 cent sales tax was "measly" and barely noticable to the Starbucks drinkers.

Well, I hate to break it to the tax and spenders, but "measly" upon "measly" upon "measly" begins adding up to real dollars. Let's take a look:

1. The state of NC could not provide counties the funds for mandated programs. Solution: a 1/2 cent sales tax increase. And by the way, the NC income tax did NOT decrease in kind.

2. Continous requests from CMS for increased budgets for as long as I can remember. A few years ago we got a county gift of a 10% property tax. A "measly" increase that was for the children....

3. If the CMS $500 MM bond issue passes, we can look forward to a few "measly" increases as the debt service matures in 7-10 years.

Lastly, I too am fed up with feeding the Welfare machine. Critics use the usual platitudes that we are "...helping the children" and other BS. Let's face it, a significant population benefiting from the Welfare machine are multi-generational. In a perverse way we are subsidising poor behavior, irresponsibility and increasing the number of future generations on Welfare.

In reality we should be REDUCING benefits and demanding more accountability and responsibility. Our government demands that of us when they tax our income and property.

What the government takes from me to redistribute to others directly affects my family. How can that be right or fair?

Anonymous said...

StanN is already sold on the idea government is underfunded.

UD completely avoided the list of waste I delineated previously.

The point is government is wasting our money and doesn't need any more. It needs to quit wasting what it already confiscates through force and should cut taxes.

There should be no discussion about how to raise taxes until, UNTIL, there is fiscal sanity in the expenditures already being made.

Step 1. Stop the transit tax. Use the same money on roads and buses.

Step 2. Slow down spending on CMS. Say no to the bonds. Give them the same amount of operational funds as last year. Use some (not all) of the money on police, roads and
buses.

NO NEW TAXES!

Those who want more services should donate to government. Please note this will not happen. Those supporting more expenditures by government only agree to them when government uses force to take from everyone. So those supporting more expenditures actually only believe it is a good idea when they can take from everyone, which absolves them from the responsibility of their wishes.

For CLAYJ: Lighten up. The proponents of bigger government necessarily depend on emotional attacks as they don't have reason on their side.

Do not allow yourself to be brought to their level. Aggravate them instead. Be persistant in reminding them of their emotional cries and inconsistency. Nothing like it to reduce them to vulgarisms and platitudes.

Lewis

Anonymous said...

Here is the reality: If we dont find a way to fund the growth, your morning commute will double. Your kids will be in trailers (oops many of them already are), and your property taxes will skyrocket. The transfer tax is ideal because exemptions can be included for: first time homebuyers, the elderly, and those moving within the county. Thus it will only impact those who are actually creating the infrastructure problem. The economists who rail against growth are relying on theory. Reality shows that transfer taxes work, just look at Camden, Chowan, Perquimans, Pasquotank, and Dare counties. Thev've had the tax for nearly 20yrs and growth is great, their schools are the best funded in the state, and their business climate is thriving. Calling for smaller government is a simple minded answer to a complex problem. Government grew under Reagan, Bush I, Clinton, and has grown the most under Bush II...its a virtual law - as a nation grows, its problems grow and so does the entity charged with solving those problems.

Anonymous said...

Last Anon,

Show us where Mecklenburg county is planning on granting those exceptions and someone (not me) will begin to take you seriously.

Anonymous said...

Where ever the high-growth counties in NC are going, Wake will get there first...and Meck won't be far behind. The news here is the possibility of shifts in addition to mandatory year round schools. Try that on for size, especially if you have more than one child. Here in Wake we have parents marching in the streets, (no exaggeration) and, sadly..as in Meck. parents suing the school board

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