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Originally Posted by GGG
It doesn't matter that sunnyside has paid off its infastructure many times over. The options to add a new family to calgary are bulldoze and infill or build out. So it really comes back to lot size. Location contributes nothing to sprawl.
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Railtown, East Village, West Village, surface lots downtown... plenty of room to build up instead of out. If we're adding a new family to Calgary, that family can pay the cost of being added.
Quote:
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Originally Posted by GGG
Also even if you doubled suburban taxes I don't think you see much of a shift in the way people live. You would however see a shift in property values. As the tax burden is lowered for those in the inner city it becomes more affordable so demand increases and price increases to meet it. In the burbs demand would drop and prices would drop until equlibrium is reached. And the effect on monthly mortgage payment vs taxes is minimal. In my case less than 10% so relative to my total monthly housing expenses taxation has very little effect.
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Yes, tax rate would affect property values, but the property value shift wouldn't eat up the whole tax reduction. You'd also want to adjust the rates so that there is no "sprawl subsidy" after the market values adjust to the tax rates, rather than before.