Have you ever wondered how "capital" got its name?
It is from the idea that one's wealth could be measured
in the number of head of cattle one owned. (The Latin
for head is "capita.")
Through what some regard as careless, imprecise
thinking (and others see as conscious conflating of two
unlike factors of production), many Americans, even
those with first-rate advanced educations in economics,
have never been exposed to the logic of economic
thought which recognizes that land and capital are
completely separate — non-overlapping —
categories. As my mother used to put it, "our education
has been neglected." Read on! You have nothing to lose
but your imprecise ideas — and the fallacies that
can be built on them!
H.G. Brown: Significant Paragraphs
from Henry George's Progress &
Poverty, Chapter 8: Why a Land-Value Tax is
Better than an Equal Tax on All Property (in the
unabridged P&P:
Book VIII: Application of the Remedy — Chapter 3: The
proposition tried by the canons of taxation)
The ground upon which the equal taxation of all
species of property is commonly insisted upon is that it
is equally protected by the state. The basis of this idea
is evidently that the enjoyment of property is made
possible by the state — that there is a value
created and maintained by the community, which is justly
called upon to meet community expenses. Now, of what
values is this true? Only of the value of land. This is a
value that does not arise until a community is formed,
and that, unlike other values, grows with the growth of
the community. It exists only as the community exists.
Scatter again the largest community, and land, now so
valuable, would have no value at all. With every increase
of population the value of land rises; with every
decrease it falls. This is true of nothing else save of
things which, like the ownership of land, are in their
nature monopolies.
The tax upon land values is, therefore, the most just
and equal of all taxes.
- It falls only upon those who receive from society a
peculiar and valuable benefit, and upon them in
proportion to the benefit they receive.
- It is the taking by the community, for the use of
the community, of that value which is the creation of
the community.
- It is the application of the common property to
common uses.
When all rent is taken by taxation for the needs of
the community, then will the equality ordained by Nature
be attained. No citizen will have an advantage over any
other citizen save as is given by his industry, skill,
and intelligence; and each will obtain what he fairly
earns. Then, but not till then, will labor get
its full reward, and capital its natural return.
... read the
whole chapter
H.G. Brown: Significant
Paragraphs from Henry George's Progress &
Poverty: 10. Effect of Remedy Upon Wealth
Production (in the unabridged P&P:
Part IX — Effects of the Remedy: Chapter 1 — Of
the effect upon the production of wealth)
The elder Mirabeau, we are told, ranked the
proposition of Quesnay, to substitute one single tax on
rent (the impôt unique) for all other
taxes, as a discovery equal in utility to the invention
of writing or the substitution of the use of money for
barter.
To whosoever will think over the matter, this saying
will appear an evidence of penetration rather than of
extravagance. The advantages which would be gained by
substituting for the numerous taxes by which the public
revenues are now raised, a single tax levied upon the
value of land, will appear more and more important the
more they are considered. ...
... Consider the effect upon the production of
wealth.
To abolish the taxation which, acting and reacting,
now hampers every wheel of exchange and presses upon
every form of industry, would be like removing an immense
weight from a powerful spring. Imbued with fresh energy,
production would start into new life, and trade would
receive a stimulus which would be felt to the remotest
arteries. The present method of taxation operates upon
exchange like artificial deserts and mountains;
- it costs more to get goods through a custom house
than it does to carry them around the world.
- It operates upon energy, and industry, and skill,
and thrift, like a fine upon those qualities.
- If I have worked harder and built myself a good
house while you have been contented to live in a hovel,
the taxgatherer now comes annually to make me pay a
penalty for my energy and industry, by taxing me more
than you.
- If I have saved while you wasted, I am mulct, while
you are exempt.
- If a man build a ship we make him pay for his
temerity, as though he had done an injury to the
state;
- if a railroad be opened, down comes the tax
collector upon it, as though it were a public
nuisance;
- if a manufactory be erected we levy upon it an
annual sum which would go far toward making a handsome
profit.
- We say we want capital, but if any one
accumulate it, or bring it among us, we charge him for
it as though we were giving him a
privilege.
- We punish with a tax the man who covers barren
fields with ripening grain,
- we fine him who puts up machinery, and him who
drains a swamp.
How heavily these taxes burden production only those
realize who have attempted to follow our system of
taxation through its ramifications, for, as I have before
said, the heaviest part of taxation is that which falls
in increased prices. ... read the whole
chapter
Henry George: The Great Debate: Single
Tax vs Social Democracy (1889)
Capital does not come first. Land and labour are
the only two absolutely necessary factors to the
production of wealth. (Hear, hear.) Capital is the child
of labour exerted upon land. (Cheers.) Give labour access
to land and it will produce capital. Give labour access
to land and the power of the capitalists to grind the
masses must disappear. (Hear, hear.) What does that power
came from? Merely from the fact that men are unable to
employ themselves upon the land. It is the poverty of the
labourers, not the wealth of the capitalist, that is the
evil to be removed. ...
Capital is wealth produced by labour from land,
used again in increasing the production of wealth. And
not only will it not hurt labour to leave to capital its
full reward but we must leave to capital its full natural
reward, if we would have a progressive community –
(cheers) – and if we would give each what is his
due. (Hear, hear.) What the labourers have to fight
against is not competition – (hear hear and
“Yes”) – but the restriction of
production to their injury. Let there be competition all
around from the highest to the lowest, fencing in no
class against competition. Abolish
monopoly everywhere, put all men on an equal footing and
then trust to freedom. In that way we would have
the most delicate system of co-operation that can
possibly be devised by the wit of man.
The fight of labour is not against capital; it is
against monopoly. Why just think of that state of things.
when all the means of production belong to the community
and all production is regulated by the State, when every
individual would have, his work, his time of work, and
everything else prescribed for him; when it would be
utterly impossible for men to employ themselves! To
abolish competition you must have restriction; you must
call on the coercive powers of the State. How else are
you going to do it? Supposing you organise industry in
the way our friends dream of, if any individuals go
outside of this organization and propose to compete with
it, how are you going to stop their competition but by
coming in with the strong arm of the law, and putting an
end to it? Why such a state of society, instead of being
the ideal to which the Anglo-Saxon community ought to
aspire, would be going back to a worse despotism than,
that of ancient, Egypt. (Applause and cries of “No,
no.”) ... Read
the entire article
Henry George:
Concentrations of Wealth Harm America
(excerpt from Social
Problems)
(1883)
Capital is a good; the capitalist
is a helper, if he is not also a monopolist. We can
safely let any one get as rich as he can if he will not
despoil others in doing so.
There are deep wrongs in the present
constitution of society, but they are not wrongs inherent
in the constitution of man nor in those social laws which
are as truly the laws of the Creator as are the laws of the
physical universe. They are wrongs resulting from bad
adjustments which it is within our power to amend. The
ideal social state is not that in which each gets an equal
amount of wealth, but in which each gets in proportion to
his contribution to the general stock. And in such a social
state there would not be less incentive to exertion than
now; there would be far more incentive. Men will be more
industrious and more moral, better workmen and better
citizens, if each takes his earnings and carries them home
to his family, than where they put their earnings in a
"pot" and gamble for them until some have far more than
they could have earned, and others have little or
nothing. ...
Read the entire
article
Henry George:
Progress & Poverty:
Wages & Capital: The Meaning of the Terms (Book I,
Chapter 2)
"That part of a man's stock," says Adam
Smith (Book II, Chap. 1), "which he expects to
afford him a revenue, is called his capital," and the
capital of a country or society, he goes on to say,
consists of
(1) machines and instruments of trade which
facilitate and abridge labor;
(2) buildings, not mere dwellings, but which may be
considered instruments of trade -- such as shops,
farmhouses, etc.;
(3) improvements of land which better fit it for
tillage or culture;
(4) the acquired and useful abilities of all the
inhabitants;
(5) money;
(6) provisions in the hands of producers and dealers,
from the sale of which they expect to derive a
profit;
(7) the material of, or partially completed,
manufactured articles still in the hands of producers
or dealers;
(8) completed articles still in the hands of producers
or dealers.
The first four of these be styles fixed capital, and
the last four circulating capital, a distinction of which
it is not necessary to our purpose to take any note. ...
read the entire chapter
Henry George:
Progress & Poverty:
Wages & Capital: The Meaning of the Terms (Book I,
Chapter 2)
But it is more difficult to clear away from the idea
of capital the ambiguities that beset
it, and to fix the scientific use of the term. In general
discourse, all sorts of things that have a value or will
yield a return are vaguely spoken of as capital, while
economic writers vary so widely that the term can hardly
be said to have a fixed meaning. Let us compare with each
other the definitions of a few representative writers:
...
... This common sense of the term is that of wealth
devoted to procuring more wealth. Dr. Adam Smith
correctly expresses this common idea when he says: "That
part of a man's stock which he expects to afford him
revenue is called his capital." ...
Land, labor, and capital are the three factors of
production. If we remember that capital
is thus a term used in contradistinction to land and
labor, we at once see that nothing properly included
under either one of these terms can be properly classed
as capital. The term land necessarily
includes, not merely the surface of the earth as
distinguished from the water and the air, but the whole
material universe outside of man himself, for it is only
by having access to land, from which his very body is
drawn, that man can come in contact with or use nature.
The term land embraces, in short, all natural materials,
forces, and opportunities, and, therefore, nothing that
is freely supplied by nature can be properly classed as
capital. A fertile field, a rich vein of ore, a falling
stream which supplies power, may give to the possessor
advantages equivalent to the possession of capital, but
to class such things as capital would be to put an end to
the distinction between land and capital, and, so far as
they relate to each other, to make the two terms
meaningless. The term labor, in like
manner, includes all human exertion, and hence human
powers whether natural or acquired can never properly be
classed as capital. In common parlance we often speak of
a man's knowledge, skill, or industry as constituting his
capital; but this is evidently a metaphorical use of
language that must be eschewed in reasoning that aims at
exactness. Superiority in such qualities may augment the
income of an individual just as capital would, and an
increase in the knowledge, skill, or industry of a
community may have the same effect in increasing its
production as would an increase of capital; but this
effect is due to the increased power of labor and not to
capital. Increased velocity may give to the impact of a
cannon ball the same effect as increased weight, yet,
nevertheless, weight is one thing and velocity
another.
[26] Thus we must exclude
from the category of capital everything that may be
included either as land or labor. Doing so, there remain
only things which are neither land nor labor, but which
have resulted from the union of these two original
factors of production. Nothing can be properly capital
that does not consist of these that is to say, nothing
can be capital that is not wealth. ...
read the entire chapter
Louis Post: Outlines
of Louis F. Post's Lectures, with Illustrative Notes and
Charts (1894)
Note 49: The primary error in all forms of socialism
consists in ignoring the fact that Capital is but a
product of labor and land; or what in effect is the same
thing, in disregarding the necessary inference that land
is the only implement of labor. Intelligent socialists
insist that they do not ignore it; but that, while
acknowledging land to be the primary implement of labor,
they see in this only an abstract formula, having at the
present stage of civilization no practical importance.
Society, they urge, is impossible without Capital; and he
who would live in society must have Capital, or be the
slave of those who do have it. Therefore, they, argue,
Capital is in the social state as indispensable as land.
Their reasoning hinges upon the mistaken assumption that
Capital is an accumulation of the past instead of being a
product of the present. As one socialistic author puts
it, "Though labor may originally have preceded Capital,
yet it is now as absurd to place one before the other as
it is to attempt to say whether the hen originates the
egg or the egg the hen." The explanation of division of
labor and trade. the effect of which is overlooked by
socialistic philosophies, affords a better opportunity
than the present for considering this elementary error of
socialism, and a brief discussion of the subject will be
given in that connection. See post, note 81. ...
Q49. Would the single tax abolish
interest?
A. I do not think so. Interest properly understood is a
form of wages, and so far from abolishing it, the single
tax, which would tend to increase all forms of wages,
would tend to increase interest. But monopoly profits are
often confounded with interest, and by force of
association have given to interest a bad name; these
would be minimized if not wholly abolished by the single
tax. It is impossible to answer this question
intelligibly to everyone who asks it, without requiring
him to be specific; for it is seldom that two persons
agree as to what they mean by interest. The Western
farmer thinks of the high rate that he pays, partly for
risk, partly from his ignorance of the modus operandi of
banking, and partly because legitimate banking facilities
are scarce in his Community; the Wall Street operator
thinks of the premiums that he pays for currency in times
of stress to tide him over from day to day; others think
of "interest" on government bonds, and others of
dividends of companies with valuable land rights. None of
these payments are really interest, and the single tax
would tend to rid society of them. But that advantage
which the workmen enjoy whose implements and materials
are already gathered, over those who have yet to devote
time to gathering implements and materials, an advantage
which is expressed in money and as interest upon capital,
will not, I should think, be abolished by anything that
man can do. The value of such an advantage is part of the
wages of the labor that creates it. ... read the book
Rev. A. C. Auchmuty: Gems from George, a themed
collection of excerpts from the writings of Henry
George (with links to sources)
CAPITAL, which is not in itself a distinguishable
element, but which it must always be kept in mind
consists of wealth applied to the aid of labor in further
production, is not a primary factor. There can be
production without it, and there must have been
production without it, or it could not in the first place
have appeared. It is a secondary and compound factor,
coming after and resulting from the union of labor and
land in the production of wealth. It is in essence labor
raised by a second union with land to a third or higher
power. But it is to civilized life so necessary and
important as to be rightfully accorded in political
economy the place of a third factor in production.
— The Science of Political Economy
unabridged: Book III, Chapter 17, The Production of
Wealth: The Third Factor of Production —
Capital • abridged:
Part III, Chapter 10: Order of the Three Factors of
Production
IT is to be observed that capital of itself can do
nothing. It is always a subsidiary, never an initiatory,
factor. The initiatory factor is always labor. That is to
say, in the production of wealth labor always uses
capital, is never used by capital. This is not merely
literally true, when by the term capital we mean the
thing capital. It is also true when we personify the term
and mean by it not the thing capital, but the men who are
possessed of capital. The capitalist pure and simple, the
man who merely controls capital, has in his hands the
power of assisting labor to produce. But purely as
capitalist he cannot exercise that power. It can be
exercised only by labor. To utilize it he must himself
exercise at least some of the functions of labor, or he
must put his capital, on some terms, at the use of those
who do. — The Science of Political Economy
unabridged: Book III, Chapter 17, The Production of
Wealth: The Third Factor of Production —
Capital • abridged:
Part III, Chapter 10: Order of the Three Factors of
Production
THUS we must exclude from the category of capital
everything that may be included either as land or labor.
Doing so, there remain only things which are neither land
nor labor, but which have resulted from the union of
these two original factors of production. Nothing can be
properly capital that does not consist of these —
that is to say, nothing can be capital that is not
wealth. —
Progress & Poverty
— Book I, Chapter 2: Wages and Capital: The Meaning
of the Terms
THUS, a government bond is not capital, nor yet is it the
representative of capital. The capital that was once
received for it by the government has been consumed
unproductively — blown away from the mouths of
cannon, used up in war ships, expended in keeping men
marching and drilling, killing and destroying. The bond
cannot represent capital that has been destroyed. It does
not represent capital at all. It is simply a solemn
declaration that the government will, some time or other,
take by taxation from the then existing stock of the
people, so much wealth, which it will turn over to the
holder of the bond; and that, in the meanwhile, it will,
from time to time, take, in the same way, enough to make
up to the holder the increase which so much capital as it
some day promises to give him would yield him were it
actually in his possession. The immense sums which are
thus taken from the produce of every modern country to
pay interest on public debts are not the earnings or
increase of capital — are not really interest in
the strict sense of the term, but are taxes levied on the
produce of labor and capital, leaving so much less for
wages and so much less for real interest. —
Progress & Poverty
— Book III, Chapter 4: The Laws of Distribution: Of
Spurious Capital and of Profits Often Mistaken For
Interest
CAPITAL, as we have seen, consists of wealth used for
the procurement of more wealth, as distinguished from
wealth used for the direct satisfaction of desire; or, as
I think it may be defined, of wealth in the course of
exchange.
Capital, therefore, increases the power of labor to
produce wealth: (1) By enabling labor to apply itself in
more effective ways, as by digging up clams with a spade
instead of the hand, or moving a vessel by shoveling coal
into a furnace, instead of tugging at an oar. (2) By
enabling labor to avail itself of the reproductive forces
of nature, as to obtain corn by sowing it, or animals by
breeding them. (3) By permitting the division of labor,
and thus, on the one hand, increasing the efficiency of
the human factor of wealth, by the utilization of special
capabilities, the acquisition of skill, and the reduction
of waste; and, on the other, calling in the powers of the
natural factor at their highest, by taking advantage of
the diversities of soil, climate and situation, so as to
obtain each particular species of wealth where nature is
most favorable to its production.
Capital does not supply the materials which labor works
up into wealth, as is erroneously taught; the materials
of wealth are supplied by nature. But such materials
partially worked up and in the course of exchange are
capital. —
Progress & Poverty
— Book I, Chapter 5: Wages and Capital: The Real
Functions of Capital
... go to "Gems from
George"
Charles B. Fillebrown: A Catechism of Natural
Taxation, from Principles of Natural Taxation
(1917)
Q22. What is privilege?
A. Strictly defined, privilege is, according to the
Century Dictionary, "a special and exclusive power
conferred by law on particular persons or classes of
persons and ordinarily in derogation of the common
right."
Q23. What is today the popular conception of
privilege?
A. That it is the law-given power of one man to profit at
another man's expense.
Q24. What are the principal forms of
privilege?
A. The appropriation by individuals, or by public service
corporations, of the net rent of land created by the
growth and activity of the community without payment for
the same. Also, the less important privileges connected
with patents, tariff, and the currency.
Q25. Where in does privilege differ from
capital?
A. Capital is a material thing, a product of
labor, stored-up wages; an instrument of production paid
for in human labor, and destined to wear out. Capital is
the natural ally of labor, and is harmless except as
allied to privilege. Privilege is none of these, but is
an intangible statutory power, an unpaid-for and
perpetual lien upon the future labor of this and
succeeding generations. Capital is paid for and
ephemeral. Privilege is unpaid for and eternal. A man
accumulated in his profession $5,000 capital, which he
invested in land in Canada. Ten years later he sold the
same land for $200,000. Here is an instance of $5,000
capital allied with $195,000 privilege. This illustrates
that privilege and not capital is the real enemy of
labor.
Q26. How may franchises be treated?
A. Franchise privileges may be abated, or gradually
abolished by lower rates, or by taxation, or by both, in
the interest of the community.
Q27. Why should privilege be especially
taxed?
A. Because such payment is fairly due from grantee to the
grantor of privilege and also because a tax upon
privilege can never be a burden upon industry or
commerce, nor can it ever operate to reduce the wages of
labor or increase prices to the consumer.
Q28. How are landlords privileged?
A. Because, in so far as their land tax is an "old" tax,
it is a burdenless tax, and because their buildings' tax
is shifted upon their tenants; most landlords who let
land and also the tenement houses and business blocks
thereon avoid all share in the tax burden.
Q29. How does privilege affect the distribution of
wealth?
A. Wealth as produced is now distributed substantially in
but two channels, privilege and wages. The abolition of
privilege would leave but the one proper channel, viz.,
wages of capital, hand, and brain.
Q25. Where in does privilege differ from
capital?
A. Capital is a material thing, a product of labor,
stored-up wages; an instrument of production paid for in
human labor, and destined to wear out. Capital is the
natural ally of labor, and is harmless except as allied
to privilege. Privilege is none of these, but is an
intangible statutory power, an unpaid-for and perpetual
lien upon the future labor of this and succeeding
generations. Capital is paid for and ephemeral. Privilege
is unpaid for and eternal. A man accumulated in his
profession $5,000 capital, which he invested in land in
Canada. Ten years later he sold the same land for
$200,000. Here is an instance of $5,000 capital allied
with $195,000 privilege. This illustrates that privilege
and not capital is the real enemy of labor.
... read
the whole article
Nic Tideman: Basic
Tenets of the Incentive Taxation Philosophy
The Proper Disposition of Returns to
Different Factors of Production
The idea that the rent of land is properly
collected by governments is an example of the more
general idea that it is important to distinguish the
different "factors of production" identified by classical
political economy. The return to each factor has a proper
destination.
- The contributions of human abilities to
productive efforts are called "labor," the return to labor is called
"wages," and the appropriate
recipients of wages are those whose labor contributes to
productive activities.
- The contributions of past human
products to productive efforts are called "capital," the return to capital is called
"interest," and the appropriate
recipients of interest are those who past saving made the
creation of capital possible.
- The contributions of government-assigned
opportunities to the productive process are called
"land," the return to land is
called "rent," and the
appropriate recipient of rent is the public
treasury.
Replacing Existing
Taxes
When we say that the appropriate recipient of
rent is the public treasury, it should be understood that
this is not in addition to existing sources of public
revenue, but rather instead of existing sources of public
revenue.
- Those who contribute labor to productive
processes should be allowed to keep the wages that result
from their labor.
- Those whose saving makes the
creation of capital possible should be allowed to keep
the interest that accrues from the use of
capital.
- But there is no one who has a corresponding
claim to the return to land. This is the reason that fees
for the use of land and other opportunities assigned by
government ought to be the primary source of government
revenue.
While one might call such fees "taxes," we
consider that designation inappropriate, because the word
"tax" connotes an exaction from someone of something to
which he or she has a just claim, and we deny that there
are such just claims with respect to land. We expect that
the collection of fees for the full value of
opportunities assigned by governments would provide
adequate revenue for all necessary government
expenditures. ...
Read the whole
article
Winston Churchill: The
People's Land
Now let the Manchester Ship Canal tell its tale
about the land. It has a story to tell which is just as
simple and just as pregnant as its story about Free
Trade. When it was resolved to build the Canal, the first
thing that had to be done was to buy the land. Before the
resolution to build the Canal was taken, the land on
which the Canal flows -- or perhaps I should say 'stands'
-- was, in the main, agricultural land, paying rates on
an assessment from 30s. to L2 an acre. I am told that
4,495 acres of land purchased fell within that
description out of something under 5,000 purchased
altogether. Immediately after the decision, the 4,495
acres were sold for L777,000 sterling -- or an average of
L172 an acre -- that is to say, five or six times the
agricultural value of the land and the value on which it
had been rated for public purposes.
Now what had the landowner done for the community; what
enterprise had he shown; what service had he rendered;
what capital had he risked in order that he should gain
this enormous multiplication of the value of his
property! I will tell you in one word what he had done.
Can you guess it! Nothing.
But it was not only the owners of the land that was
needed for making the Canal, who were automatically
enriched. All the surrounding land either having a
frontage on the Canal or access to it rose and rose
rapidly, and splendidly, in value. By the stroke of a
fairy wand, without toil, without risk, without even a
half-hour's thought many landowners in Salford, Eccles,
Stretford, Irlam, Warrington Runcorn, etc., found
themselves in possession of property which had trebled,
quadrupled, quintupled in value.
Apart from the high prices which were paid, there was a
heavy bill for compensation, severance, disturbance, and
injurious affection where no land was taken -- injurious
affection, namely, raising the land not taken many times
in value -- all this was added to the dead-weight cost of
construction. All this was a burden on those whose labour
skill, and capital created this great public work. Much
of this land today is still rated at ordinary
agricultural value, and in order to make sure that no
injustice is done, in order to make quite certain that
these landowners are not injured by our system of
government, half their rates are, under the Agricultural
Rates Act, paid back to them. The balance is made up by
you. The land is still rising in value, and with every
day's work that every man in this neighbourhood does and
with every addition to the prosperity of Manchester and
improvement of this great city, the land is further
enhanced in vaIue.
The shareholders and the
ratepayers I have told you what happened to the
landowners. Let us see what happened to the shareholders and the ratepayers who found the
money. The ordinary shareholders, who subscribed eight
millions, have had no dividend yet. The Corporation loan
of five millions interest on which is borne on the rates
each year, had, until 1907, no return upon its capital. A
return has come at last, and no doubt the future
prospects are good; but there was a long interval -- even
for the corporation. These are the men who did the work.
These are the men who put up the money. I want to ask you
a question. Do you think it would be very unfair if the
owners of all this automatically created land value due
to the growth of the city, to the enterprise of the
community, and to the sacrifices made by the shareholders
-- do you think it would have been very unfair, if they
had been made to pay a proportion, at any rate, of the
unearned increment which they secured, back to the city
and the community? ... Read the
whole piece
Michael Hudson and Kris Feder: Real Estate and the
Capital Gains Debate
On the other hand, the Fed
statistics37 understate
land values for methodological reasons. Starting with
estimates for overall real estate market prices, Fed
statisticians subtract estimated replacement prices for
existing buildings and capital improvements to derive
land values as a residual. These replacement prices are
based on the Commerce Department’s index of
construction costs. Thus, building values are estimated
to increase steadily over time, on the implicit
assumption that all such property is worth reproducing at
today’s rising costs.
37 Balance Sheets for the U.S. Economy,
1945-94, Tables B. 11, B. 12 and R 11.
However, the value of any building tends
eventually to decline, until finally it is scrapped and
replaced. It is the value of land which tends to rise as
population and income grow (over the long run, with
cyclical swings), precisely because no more land can be
produced. Thus, capital gains in real estate result
mainly from land appreciation.
Building values fall because of physical
deterioration, but also because buildings undergo
locational obsolescence as neighborhood land uses change
over time, so market prices tend to fall below
replacement costs. It would not be economical to rebuild
many types of structures on the same site if they were
suddenly destroyed.38 In particular, where land use is
intensifying over the long run, rising land values
effectively drain the capital value out of old buildings.
This is because the salvage value of land (its worth upon
renewal) tends to rise, while the scrap or salvage value
of most immovable improvements is negligible. Where land
has alternative uses, rent is not its current net income
but its opportunity cost -- the minimum yield required by
the market to warrant keeping the land in its present use
instead of converting it to the best alternative use. As
the land value rises, a rising share of the property
income must be imputed to the land and a falling share
remains to be imputed to the improvements.
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