An Example of More Exotic Property Tax Tariff than Winnipeg Manitoba Canada

Maui County Property Tax Rates

Here on Maui we have some of the lowest property tax rates for all the Hawaiian Islands, especially for homeowner/occupants.  People moving to Maui are often pleasantly surprised at the property tax for their new home.  If an owner lives in their home, they can qualify for the homeowner exemption, but be sure to file for it once you become a new owner, before December 31.  As your agent, I will remind you of this important deadline.

Compare our Hotel & Resort rate of $8.20 with Oahu’s rate of $12.40

Effective July 1, 2007, the real property tax rates per one thousand dollars of net taxable assessed valuation for each class of real property is:

Classification Land Building
trans An Example of More Exotic Property Tax Tariff than Winnipeg Manitoba Canada
A. Improved Residential $4.85 $4.85
B. Apartment $4.55 $4.55
C. Commercial $6.25 $6.25
D. Industrial $6.50 $6.50
E. Agricultural $4.50 $4.50
F. Conservation $4.75 $4.75
G. Hotel & Resort $8.20 $8.20
H. Unimproved Residential $5.35 $5.35
I. Homeowner $2.00 $2.00
J. Time Share $14.00 $14.00

xxx

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philippine real estate taxation

doflogo philippine real estate taxationbir+logo philippine real estate taxationKNOWING YOUR BIR REGULATIONS AND ISSUANCES

Revenue Regulations (RRs) are issuances signed by the Secretary of Finance, upon recommendation of the Commissioner of Internal Revenue, that specify, prescribe or define rules and regulations for the effective enforcement of the provisions of the National Internal Revenue Code (NIRC) and related statutes

Revenue Memorandum Orders (RMOs) are issuances that provide directives or instructions; prescribe guidelines; and outline processes, operations, activities, workflows, methods and procedures necessary in the implementation of stated policies, goals, objectives, plans and programs of the Bureau in all areas of operations, except auditing. Revenue Memorandum Rulings (RMRs) are rulings, opinions and interpretations of the Commissioner of Internal Revenue with respect to the provisions of the Tax Code and other tax laws, as applied to a specific set of facts, with or without established precedents, and which the Commissioner may issue from time to time for the purpose of providing taxpayers guidance on the tax consequences in specific situations. BIR Rulings, therefore, cannot contravene duly issued RMRs; otherwise, the Rulings are null and void ab initio Revenue Memorandum Circular (RMCs) are issuances that publish pertinent and applicable portions, as well as amplifications, of laws, rules, regulations and precedents issued by the BIR and other agencies/offices. Revenue Bulletins (RB) refer to periodic issuances, notices and official announcements of the Commissioner of Internal Revenue that consolidate the Bureau of Internal Revenue’s position on certain specific issues of law or administration in relation to the provisions of the Tax Code, relevant tax laws and other issuances for the guidance of the public. BIR Rulings are official position of the Bureau to queries raised by taxpayers and other stakeholders relative to clarification and interpretation of tax laws.

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Celebrity Real Estate outside of the Winnipeg "Triangle"

Sunday Real Estate Round-Up

dunellen Celebrity Real Estate outside of the Winnipeg "Triangle"
From the NY Post’s Gimme Shelter:
–Heath Ledger’s rental apartment in SoHo is already being quietly shopped around. Ledger had been renting the three-bedroom apartment for $22,000 a month and it is apparently being offered now for around $25,000.
–Clothing magnate Leslie “Les” Wexner, who founded The Limited and owns Victoria’s Secret, Express and Henri Bendel has picked up a four-bedroom condo at 15 Central Park West for $13.1 million.He and his wife have a $50 million, 1,000-acre estate in Ohio.
–Heather Randall, the widow of Tony Randall, is also moving into a similarly sized four-bedroom apartment at 15 Central Park West.
–A $32 million sale at the elite 740 Park Ave. co-op building. The estate of Mosler Safe heiress Janet Coleman sold the 14-room duplex apartment to David Randall Winn and his wife, Tamara Sarah Winn.

From the NY Observer’s Manhattan Transfers:
–New York City has presented finalists for its contest to design emergency temporary housing. The ideas include inflatable apartments, putting housing atop the sidewalk scaffold sheds that fill the streets of Manhattan, and lugging in buildings on tugboats. Ten were given $10,000 to further develop their designs.
–A peek into the life of Steven Green who in 1990 was named one of the NYC’s 10 worst landlords, and spent almost a month in jail after not providing Queens tenants with hot water.Green later moved to Florida, started a charter airline and early last year failed to get back a $780,000 divorce settlement from his partner, who cited cruelty. He was then sentenced to nearly three years in jail for fraud and tax charges. In May, a month before jail, he was leaving a West Side club when a hit-and-run put him in a coma. Green is recovering from brain damage, and won’t have to report to prison for another few months. His condo at the Essex House was sold off last month for $3 million. After using a a phony Social Security number to get a loan from Wells Fargo he was forced by a U.S. District Court to pay $4.11 million in restitution. So far he hasn’t paid anything but the Essex House condo was highly mortgaged so likely the court will not get much money from the sale.
–Seagram liquor heir Edgar Bronfman Jr. bought his East 64th Street townhouse in 1994 for $4.375 million, and sold it to his Warner Music Group colleague Len Blavatnik, the oil magnate, for $50 million last October. Now he’s hoping for another flip in a much shorter time frame. On Jan. 18, he paid $19.5 million for an 11-room sprawl at 1040 Fifth Avenue. On Jan. 25, without having done any work, he listed the apartment for $24 million, $4.5 million above his purchase one week earlier. Wow, if he gets it, that’s one heck of a payday. The listing is here.
–The chairman of the Metropolitan Art museum’s board, James R. Houghton, has sold his two-bedroom tower apartment in the Majestic on Central Park West last month for $4.9 million.
–Karen Assante, Armand Assante’s ex-wife, has sold her two-bedroom apartment at the 20′s-era co-op 118 Riverside Drive for $2.45 million.
–Listings for the Mark, the 1927 hotel at 25 East 77th Street, have hit the Internet. Corcoran shows 12 listings for the building including the $60 million penthouse, with 12 rooms, five bedrooms, eight baths, and a $35,477 monthly maintenance.

From the Nashville Post:
Singer/songwriter Michelle Branch bought a home in the Belle Meade area of Nashville, Tennessee, several months after selling her house in Calabasas, California. In 2006 she bought a condo in Nashville’s Werthan Lofts.

From the Wall Street Journal’s Private Properties:
–The widow of author Sidney Sheldon has listed their Palm Springs compound for $7.9 million, plus a house across the street for $4 million. Sheldon and his wife, Alexandra, owned a total of four houses in the Old Las Palmas neighborhood. The Sheldons lived in a midcentury modernist seven-bedroom home and also owned a six-bedroom Mediterranean-style guest house. A four-bedroom home with a glass-enclosed indoor pool and a poolside kitchen is also for sale for $1.45 million. Brook Ashley, Scott Palermo and Jim Sanak, all of Prudential California Realty’s Estates division, have the listings (no pictures yet).
–Owners have cut the price of two apartments at New York’s Plaza condominium, the redesigned Plaza Hotel. Fred Farago, the president of a fruit-flavoring company, is now asking $5.9 million for a one-bedroom apartment there, around the same amount he paid for the unit in July and Italian-born architect Teresa Sapey has trimmed $200,000 off the initial $10 million price for her 13th-floor unit which she bought for $6.9 million in July.
–At 15 Central Park West, Evan Cole, who co-founded ABC Carpet & Home, has agreed to sell his 15th-floor three-bedroom apartment there for over $9 million (he paid $4.83 million). In the same building,Michael Holtz, a travel-agency owner, recently signed an agreement to sell an identical apartment for more than his $8.5 million asking price.
–Actor Rupert Everett has listed his Miami Beach pied-à-terre for $1.15 million.

From the Real Estalker:
–Patriots quarterback Tom Brady has sold his Back Bay Boston condo for $5.285 million. Brady paid $4,125,000 for the 3,412 square foot condo in June 2004.
–Jennifer Garner and Ben Affleck have been spotted house hunting again. Rumor has it they are looking in the $20 million range in the Holmby Hills area.
–(via the NY Daily News) Rolling Stone founder Jann Wenner and his boyfriend Matt Nye have bought Teviot, a 69-acre estate in Tivoli, New York.
– Australian actors Rebecca Rigg and Simon Baker sold their Santa Monica house in December of 2007 for $2,895,000 and purchased another Santa Monica home with six bedrooms that cost the couple more than $4.5 million.
–The estate of Leona Helmsley has put her Greenwich, Connecticut home on the market for $125 million, shown above. There is a great slideshow at the Greenwich Time that shows the home.
–Ricky Martin already has a home listed in Golden Beach, Florida for $22.5 million now he has relisted his Miami Beach home for $19.5 million. Both listings are with Pablo Alfaro.
–Michael Jackson has paid more than $600,000 in back taxes for the neverland Ranch. He still owes $23 million in loans on the home which is expected to go into foreclosure.
–via the NY Post, Veronica Hearst’s Manalapan, Florida mansion, which has been sitting on the market for $27 million, is scheduled to be auctioned off on February 25th to pay off $45 million in mortgages.
–Megan Ellison, daughter of billionaire Larry Ellison has paid $12.6 million for a three-bedroom contemporary home
–via the Palm Beach Daily News, even in this tough real estate market the lavish Palm Beach home of Howard Gittis sold in around six weeks for a rumored $22 million, not too far away from the $23.5 million asking price.
–Famous restaurateur Peter Morton has put a Malibu home on the market for $6.795 million. The listing is here.

From Berg Properties Big Time Listings:
–Rick Allen, the drummer for the band Def Leppard, and his wife, Lauren Monroe, have paid $1,660,000 for a single-family house in Calabasas.
–Actress Paz Vega has paid $1,900,000 for a three-bedroom house in West Hollywood and has listed her Hollywood home for $1,149,000. The listing is here.
–Devo singer Gerald Casale has paid $2,000,000 for a Richard Neutra-designed house in the Hollywood Hills.
–Musician Joe Walsh has paid $4,500,000 for a three-bedroom home in the Beverly Hills post office area that once was owned by Monkee Mike Nesmith.

From the LA Times Hot Property:
–As was previously reported by Big Time Listings, Carlos Mencia and his wife Amy have bought the Encino home of actor Eddie Cibrian for close to its asking price of $4.4 million. The Mencias decided to keep their former home for his family.
Former UCLA head football coach Karl Dorrell has put his five-bedroom home in Stevenson Ranch home on the market for $1.25 million. The listing is here.
–Musician Robert Cray and his wife, playwright and filmmaker Susan Turner-Cray, have sold their Los Feliz house for nearly $3.5 million and bought a 5-acre Santa Ynez Valley ranch four around $2 million. Other real estate columns including Big Time Properties have suggested that Jason Lee may be the buyer of the Cray home.
–A Neutra-inspired home belonging to Dr. William Bondareff in Bel-Air is listed at $2.195 million. It is our estate of the day later today.

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Michael Evans doesn't have $650 million to play with. Now, neither does John Kinghorn.

JOHN KINGHORN is enjoying just a wee taste of life on the other side of the fence – deep in the sheep dip.

The RAMS founder may have pocketed about $650 million from the sale of his stake in the home loan mob just weeks before the meltdown in credit markets cruelled the company.

And with Foghorn Leghorn not inclined to help bail out RAMS, he had to find another home for some of his readies.

No doubt some is gathering interest in the bank.

And there’s that tidy slice in Allco Finance Group that may yet see him walk away with an asset or two on the cheap.

But he also sowed a few speccy beans in Record Realty, a property group that also features Allco heavily on its share register.

Things haven’t gone quite as swimmingly as Treehorn might have hoped in his first six weeks on the register.

First there was $15.4 million for a 6.5 per cent stake in the property fund at an average share price of about 61.6c. Maybe he figured there was a bit of value. Then, as credit markets collapsed, Foghorn threw another $3.7 million for a bit more when shares were about 59.9c.

What is it they say about buying into a falling market? Still, Treehorn was at it again a few days later in January, diving in for $3.8 million more at 52.8c.

Perhaps he’s just keen to help out his old chums from Allco who are in a bit of a pickle.

Sadly, yesterday Record told the market that its plans for half-yearly distributions had hit a bit of a hurdle and the distribution timetable had been withdrawn given “market volatility and increasing uncertainty in credit and financial markets generally”.

It hadn’t been able to sell a property, ironically leased to the Tax Office, to fund the distribution payment.

Record Realty shares eased, oh, just a touch on the news, closing down 19.5c at 33.5c.

And Jackie’s nice golden fleece jacket was looking so good until he caught that thread.

Ah, well. What’s $20 million up against the wall? Plenty more where that came from.

May I introduce …
Corporate circles are abuzz at the prospect of Alexander Downer joining Ian Smith’s public relations and lobbying operations.

After all, as Downer himself frequently likes to tell anyone who will listen, he was Australia’s longest serving foreign affairs minister and filled his passports with pretty stamps from exotic places during his lengthy stint.

Consider the clients young Alex could add to Smith’s stable: there’s esteemed monopoly wheat operator AWB, where Alexander the Great may have some particularly handy insights.

And there’s boat builder Austal, a company known to build patrol boats that may come in handy for monitoring illegal people smuggling or incidents involving children being thrown overboard.

How about socks and undies concern PacBrands, who could do a line in fishnet stockings? Or even AdultShop.com, if naughty Alex wants to get into more raunchy leggings.

Sadly, the crack team of Downer & Smith may not be able to represent Chinese Government aluminum concern Chinalco.

It would appear Chinese language skills at a prime ministerial level are more appropriate – although Alexander did learn some French while in the foreign legion or something equally important.

Also complicating problems may be the fact that Smith is working for BHP.

Still, playing for both teams is a well-practised corporate art.

http://business.smh.com.au/business/going-going–baaaa-20080214-1sc1.html

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New Novel Means of Assessing Realty Taxes – Non Domociled Residents

A levy on them would be “easy to administer, difficult to avoid and strikes the right balance between a fair tax system and a competitive economy”, the party conference heard.

And who was the speaker? None other than George Osborne, shadow chancellor, addressing the Tories in Black-pool last September.

Labour rubbished Osborne’s ideas: his arithmetic didn’t stack up, they said. But within less than two weeks, chancellor Alastair Darling was standing at the Commons dispatch box to deliver his prebudget report. And he shamelessly copied the Tory idea of a nondoms levy: if these people wanted to shelter their overseas earnings, they would have to pay £30,000 a year to do so.

How Darling must now rue his eagerness to poach that Tory idea. The chancellor’s proposals have provoked a wave of protest – and not only from nondoms, most of whom have been reluctant to put their heads above the parapet.

Accountants and lawyers branded the proposed regime unworkable. Above all, public figures – ranging far beyond the usual Labour-bashing suspects – warned that Darling’s plans could have terrible consequences for the British economy, the property market and even for the state of our art galleries.

In particular, say Darling’s critics, the suggested nondom tax could have a disastrous effect on the City, which has established itself as a leading financial marketplace, arguably the leading financial marketplace. In part, that has come about by attracting the brightest and best from around the world. Investment bankers are geographically mobile and can easily shift themselves, their families and their businesses to other parts of the globe.

Is Britain’s generous tax treatment of nondoms the only reason for the City’s boom of recent years? No. But it has helped.

John Treadwell, managing director of the Association of Foreign Banks, said: “Many nondoms are members of the foreign banking community in London and pay tax on their UK earnings, stamp duty on property and share purchases, and, of course, Vat.

“London is a global financial centre, not a domestic one, and needs the foreign banking community. It needs an appropriate fiscal infrastructure that recognises this position.”

Baroness Jo Valentine, chief executive of London First, said: “My main worry is that people are having to do a lot of tax planning very urgently, whereas it ought to be done over three or even five years.”

The Lord Mayor of London, David Lewis, told The Sunday Times: “I meet City businessmen of all sorts. I have up to eight meetings a day and, at the moment, five or six of these people mention the credit crunch but nondom tax changes comes up at every single one. Potentially this is very bad news for the City. People are worried that it isn’t just £30,000 if you have been here seven years – and it’s £60,000 if you are married – but the goalposts could move again. How does anyone know that it won’t become £100,000 after three years? People are worried about the unknown.”

American-born David Giam-paolo of Pi Capital, has lived here 20 years. He said: “Name by name I know people who will go. There will be an exodus. It won’t be a mass exodus. But does London think it is going to retain its preeminent status? It doesn’t take a big number to move the needle.

“The change will end up capturing and penalising the people who it wasn’t intended to catch. The oligarchs and super-rich are too clever, too rich and too mobile to get caught.”

A Canadian nondom running a property and leisure company in Britain said: “In the locker room of my gym in Chelsea – if that is a barometer for these things – they are all talking about this. There is even one guy who is thinking of going back to France – I mean, France?”

PREDICTABLE enough? Perhaps. But less predictable warnings have come from people who have been close to Gordon Brown and Labour. One such figure, Paul Myners, has seen Andy Burnham, former chief secretary to the Treasury and now culture secretary, to raise his concerns. Myners said: “There is a real danger that we will take a decision that is economically damaging.

“London has undoubtedly benefited hugely from our strength as a global banking and hedge-fund centre; it owes those industries a tremendous amount.”

His fears extend beyond the potential impact on the City. He is a trustee of the Tate and afraid that proposed rules on importing works of art could hit galleries. “Nondoms have been among the most generous supporters of our acquisitions and investment,” said Myners. “Many nondoms have lent us art. Anything that deters them from doing this in the future is a concern.” The new rules may be exactly that – a deterrent, because there may be a tax change for bringing an art work into the country.

Even Lord (Digby) Jones, the trade investment minister appointed by Brown, conceded last week that the changes might tarnish the UK’s “badge as the place to come and bring your skill and work hard”.

Darling, it seems, faces a solid wall of opposition. It is the £30,000 levy that has hit the headlines. Certainly, for a nondom married couple, paying £60,000 a year is unwelcome. On top of that, they lose their personal tax allowances.

But scratch the surface of Darling’s proposals and it is clear that some of his other measures – disclosed only when draft legislation was published last month – could be far harder for nondoms to swallow.

First, Darling plans to tighten the rules on offshore trusts: in essence, they will become as transparent and taxable as those used by ordinary UK residents. This has major implications for any nondom with a British property held through an offshore vehicle. At the moment, when a nondom’s offshore vehicle sells a property, UK capital gains tax is not paid. But if Darling gets his way, come April 6, any gain will be taxed at 18%.

“For people who have seen the value of their house go up, it’s a no-brainer,” said James Quarmby of the law firm Thomas Eggar. “The reaction of my clients has been to decide to liquidate their property holdings and/or leave. And surely, it’s the wrong time to be encouraging people to be selling their UK property. People said they could handle the £30,000. But this is a step too far.”

Complicated rules are also being introduced on bringing capital into the UK. If the Inland Revenue can show that a nondom is leaving income offshore but capital is being brought into Britain, then tax would be payable.

Few have picked up on that point. But the CBI’s deputy director-general John Cridland said: “The headline £30,000 fee is a red herring. Only a closer look at all the small print of these changes makes the position clear.” SO will many of the 120,000 nondoms in Britain flee? Nobody can give a sensible estimate. The Treasury guessed that 3,000 would go. A survey of accountants, lawyers and bankers suggested that more than 2,700 ultra-rich clients – those claiming to have a total of £45 billion invested in the UK – were considering leaving or selling assets.

But if they do leave, where would they go?

There are plenty of options for the committed tax-avoider. One financial-services player said: “From a City perspective, where can the people and associated businesses go? Gibraltar – hell. Monaco – hell. Bermuda – damp hell. But they can, and will, go to Switzerland, which has seen a slow erosion of its financial-services industry over the past 15 years, and has substantially liberalised its banking regulations – for example, making it not only possible, but much easier, to open hedge-fund management companies there.”

Certainly, Switzerland is the name most frequently mentioned as a beneficiary of any big exodus of nondoms from London.

Unconfirmed reports suggest Geneva’s inward investment office has been doing a round of roadshows and cold-calling nondoms to entice them to move. Its officials failed to return our calls this weekend.

But moving a financial-serv-ices business to Switzerland is not necessarily as attractive as it first appears. The Swiss authorities offer a “forfait” system under which people agree a lump-sum annual payment – typically of about 100,000 Swiss francs (£46,000). Nothing further is payable on income from wherever it comes.

But the person striking the forfeit deal cannot then set up a business in Switzerland. “The exception is that you could have a small business that managed family money,” said Leonie Kerswill of Price Water-house Coopers.

The system would leave open the option of living in Switzerland and visiting, say, London for a limited number of days a year to be involved in a UK company. That individual could escape UK tax and pay only the amount negotiated under the forfait deal.

So is there evidence of nondoms scuttling to the Alps?

Philippe Cardis, principal with de Rham-Sotheby’s International Realty, one of the top luxury estate agents in Switzerland, told The Sunday Times that demand from people considering relocating from Britain had soared in the past two months. Enquiries for properties worth £500,000 to £2m or as much as £3m had doubled, he said. At least three or four of the 10 top customers had mentioned the UK tax changes as the reason for their interest.

People arguing against the new nondom rules also say that the looming exodus from Britain has been reflected in demand for places at Swiss schools.

But these appear unfounded.

The Sunday Times contacted the Geneva English school, the International School, and top boarding schools La Rosey and Aiglon. Admissions tutors said they had not seen any increase in enquiries from Britain.

Not everyone thinks that the nondom tax changes are a problem. Richard Murphy, tax campaigner at Tax Research UK, said: “You must be really sad if you want to live in Geneva – the only city in the western world in which everything shuts at 5.30pm.”

The Society of Trust & Practitioners has said a survey of member firms showed that 4.5% of clients had said they were definitely leaving Britain. “That means 95.5% are probably staying,” said Murphy.

GUIDE TO NONDOMS

Who are the nondoms? People born overseas or with foreign parentage. Some hold UK passports.

What advantage does this status give? At the moment nondoms do not have to pay tax on income that arises overseas if they keep it outside Britain.

Will all these people be forced to pay the £30,000 levy? No. They can choose to pay the charge and still be classed as nondoms. Or they can opt to be taxed as any ordinary British citizen – but they would have to pay tax on overseas earnings that remain offshore – just like ordinary taxpayers.

Will people choosing nondom status have to pay the levy as soon as they arrive in Britain? No. The charge will apply only to people who have lived in the UK for at least seven of the previous nine tax years.

Will it affect my Polish plumber? Only if he has substantial income abroad. If this is less than £1,000, he won’t need to worry.

For the rich, £30,000 doesn’t sound like much. No. But new rules mean nondoms may face a tax bill when they bring money into the country. Rules on the taxation of offshore trusts are also being tightened up.

What about people counted as nonresident? Anyone who visits Britain for 183 days or more each year is deemed to be resident: they pay UK tax. But days of travel in or out are currently not counted; in future they will be.

http://business.timesonline.co.uk/tol/business/economics/article3340908.ece

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North East Landfill Concerns

Less than a year after Sims Hugo Neu decided not to build a controversial auto fluff landfill in Navassa, another proposed landfill is a generating public outcry in northern Brunswick County. This time, the controversy swirls around a proposed construction and debris landfill in the Northwest community. The property on which the landfill would be constructed is currently in an unincorporated area of the county, but the City of Northwest is considering annexing the land and then granting a developer permission to build the landfill. The same developer had previously planned to put a residential development on the site, but says they scrapped those plans because Northwest was unable to provide the infrastructure needed to support the development.

Environmental Impact

According to a public information packet distributed by Cape Fear Land Consultants, the company pushing the landfill, construction and demolition (C&D) debris is produced when new structures are built and existing structures are renovated or demolished. The information packet also says that “only non-putrescible materials are allowed in C&D landfills.” According to the International Society for Environmental Geotechnology’s Web site, non-putrescible materials are materials “that cannot be decomposed by biological methods.” The information packet lists the following “acceptable materials” that could be placed in the proposed landfill: construction & debris materials, untreated and treated wood, shingles, sheetrock, plant-mixed asphalt, PVC piping, plastic buckets (open), brick, concrete, metal, cardboard and paper. The information packet also states that the landfill would accept no hazardous or household waste and that it would be equipped with a liner system to prevent rainfall-generated liquid from the landfill from escaping and entering the groundwater system. When in use, the average height of the landfill is projected to be 33 feet.

The reassurances offered in the developer’s information packet failed to alleviate the concerns of several area residents with whom we spoke. Two citizens expressed concern that many of the structures likely to be demolished in the area are older structures, many of which might include lead paint or asbestos. The citizens were concerned that debris from older structures contaminated with lead paint or asbestos would make its way to the proposed landfill, which would be built approximately one mile from the Cape Fear River and near a number of residents who draw their water from private wells.  WHQR public radio recently reported that landfill developers from Cape Fear Land Consultants say it would be impossible to check every piece of debris for toxic chemicals before it is dumped into the site.

Traffic Concerns

Traffic is another concern voiced by residents who oppose the proposed landfill. Cape Fear Land Consultants’ information packet attempts to make the case that the landfill would “impact traffic far less than the 506-home subdivision previously planned for this site.” The information packet also states that “in conjunction with the City of Northwest, an approved trucking route will be established.” In a phone interview, Dean Byrd of Cape Fear Land Consultants indicated that truck traffic would travel down Northwest Road from Highway 74-76, take a right to remain on Northwest road, stay straight on Mt. Misery Road and then eventually turn left onto a currently unpaved section of Blue Banks Loop Road. Much of this route is not in the Northwest city limits.

The information packet indicates that the landfill’s operating hours would be 7 a.m. – 6 p.m. on weekdays and 7 a.m. – 1 p.m. on Saturday and that approximately 4-5 trucks would go to the site each operating hour. Given that each truck that enters the site must also leave, this means that there would effectively be 8-10 truck trips per operating hour, or one every six to eight minutes. This equates to between 88 and 110 truck trips on weekdays and 48-60 on Saturdays.

The Sales Pitch

Based on the information packet, it appears that Cape Fear Land Consultants’ primary sales pitch to the Northwest City Council is based on future revenues that would be received by the city. The information packet says, “Another source of tax revenue is always helpful in providing a greater budget amount for residents to use for improvements to their town, its public facilities, its resources and/or resident tax relief.”

Impact on Property Values

The information packet attempts to make the case that the landfill will not affect property values in Northwest, stating “Based on the current zoning in the area and the types of businesses currently in operation, there will be no direct affect on neighboring properties.”

Michael Walters, a developer who owns property in the Northwest area, disagrees.

“I believe this landfill would have a 30% to 40% adverse impact on property values in the Northwest area, as high as 50% on properties adjacent to the landfill,” said Walters. “Northwest is the ‘new Leland’ in terms of the fact that the growth is moving west. Northwest has a golden opportunity to move forward with the right kind of development.”

Grassroots Opposition

Northwest residents are organizing to oppose the proposed landfill. Kim Brown, who serves as spokesperson for the group of citizens fighting the landfill, said in a telephone interview that they do not have a formal organization at this point. Brown said she lives about a mile from the proposed landfill site.

“We do not have a formal organization, we are just a coalition of concerned citizens,” said Brown. “The citizens of the Northwest community are opposed to this landfill. This community doesn’t want a landfill, no matter what kind it is. It’s not part of our vision for our community.”

The citizens’ group is organizing a petition drive to demonstrate the community’s opposition to the landfill. Brown said they had collected about 150 signatures from City of Northwest residents in four days. If all 150 signatories are registered voters, the total exceeds the number of votes received by Mayor James Knox in his uncontested re-election bid last year. A separate petition is being circulated among citizens who live in unincorporated areas affected by the proposed landfill.

“The trust in the community has been broken by the city council members pushing this landfill,” said Brown.

Brown expressed concern that news of the proposed landfill was broken to citizens by the company pushing the landfill rather than by the city council members who support it.

“Why didn’t they discuss it with us themselves to see if we wanted it?” she asked. “There are several unanswered questions, and no one could give us a straight answer.”

Brown also said that a member of the Northwest City Council told her that if the city didn’t annex the land and allow the landfill to be built that it would be done by the county, and that the Northwest would reap no benefit from it. She said that a county official with whom she spoke contradicted these statements.

“We are concerned that three members of our city council will ignore the will of the people,” Brown added. “They have heard the cry of the community, but they are moving forward anyway. The question is why are they so motivated to do this?”

“Now, I’m hearing voices who want to get the council members pushing the landfill out of office because they are not listening to the will of the community,” Brown added.

Brown repeatedly emphasized the issue of trust, saying “Citizens are being misled, and trust has been broken. We feel rushed into making a decision.”

She encouraged citizens who oppose the landfill to make their voices heard, saying “We need anyone and everyone to come to the special council meeting on Monday, Feb. 11. If you really mean you don’t want this, you have to be there.”

County Commissioner Bill Sue’s take

Brunswick County Commissioner Bill Sue, who represents northern Brunswick County, expressed his opposition to the landfill in a phone interview.

“I am opposed to anything that would make anyone perceive that Brunswick County is a dump,” said Sue. “We have too much quality growth to be connected with the perception of a dump.”

Defending the Proposal

Cape Fear Land Consultants’ Dean Byrd defended the project and said that comparisons to the Hugo Neu situation were not valid.

“We welcome the opportunity to clear up misconceptions about this project.  Contrary to some claims, this project bears no resemblance whatsoever to Hugo Neu,” said Byrd.  “Hugo Neu was a sanitary site. Ours is a construction and debris site.  The concerns about Hugo Neu simply do not apply to this project.”

“We are working carefully to meet every appropriate environmental requirement and are doing so with the help of independent engineering consultants with expertise in environmental compliance,” Byrd added.  “We are working hand-in-hand with local community leaders, who recognize that this project will reap enormous benefits for residents.  It is expected to dramatically increase local tax revenues to pay for infrastructure, and local officials are considering tax benefits for residents as a result of this project.  We care deeply about the Northwest community and are moving forward in a manner that respects the residents, their environment, and their quality of life.”

The Next Step

The Northwest City Council has scheduled a special meeting at 7:00 p.m. on Monday, Feb. 11 at the Northwest City Hall to schedule a public hearing to discuss the annexation of the property on which the landfill would be built. The hearing, which may be held at the regularly scheduled council meeting on Feb. 26 or at a special meeting, will provide residents with an opportunity to offer input on the likely annexation. The annexation may also be voted on at the public hearing.

Where City Council members stand

The Leland Tribune attempted to contact every member of the Northwest City Council over the past few days.

Council member Chip Carroll stated his opposition to the proposed landfill, saying “I am 100% against a landfill in Northwest or against changing zoning for a landfill in Northwest.”

Council member Foster McKoy returned the Tribune’s call on Sunday, but we missed the call and have not yet been able to speak with him in person.

None of the other council members have returned calls seeking comment as of the posting of this article; we will add their comments to this article if and when we receive them.

Related Links:

Cape Fear Land Consultants’ handout

Petition opposing the landfill

Process for C&D landfill permit approval

City of Northwest Web site

Crossfire Consulting

Cheap Engagement Rings

www.crossfireconsulting.net

Blog Traffic Exchange Related Websites

The Walmart Effect – Good or Bad on Overall Property Tax Considerations

The Wal-Mart effect: Poison or antidote for local communities?, by Terry J. Fitzgerald and Ronald A. Wirtz, FedGazette, FRB Minneapolis: If you really—we mean really—want to scare the locals next Halloween, here’s an early costume idea for you or your kids: Dress up as Wal-Mart.

Yes, few things strike fear and a healthy dose of controversy into communities as does Wal-Mart, that ubiquitous purveyor of socks, soda, stereos, soap, salami, sweaters and sundry other consumer supplies. The discount chain carries the contradictory titles of most popular retailer in the United States and the entire world in terms of revenue—$344 billion in fiscal 2007—and public enemy number one, particularly in a community sense.

Wal-Mart has been fingered as the source of virtually every conceivable economic ill. It kills jobs and downtowns, say critics, and destroys community character. It’s been accused of discriminating against women, using illegal immigrants, requiring work off the clock and being overly aggressive in stopping the formation of labor unions among its workers.

It’s been blamed for sprawl and traffic congestion, as well as aesthetic offenses. For example, as the company upsizes from discount stores to supercenters in many towns, it often leaves behind an empty shell whose only visitors are the weeds that crop up in the unused parking lot, which might itself be in view of the new store. That new store, critics contend, probably received infrastructure upgrades that Wal-Mart strong-armed from local communities, lest it find a better offer elsewhere. The company adds a final dash of salt to the wound by repeatedly fighting (and mostly winning) property tax assessments on its stores.

Wal-Mart even scares businesses that aren’t direct competitors, at least not yet. Banks, for instance, lobbied Congress hard to keep Wal-Mart from becoming an industrial loan corporation, which, in effect, would have allowed it to offer banking services.

But some argue that the company can be, and often is, a force for good. Wal-Mart’s low prices are hard to dispute, and the biggest benefactors are low-income shoppers. Wal-Mart has been widely lauded for its $4 pharmacy program, which has rippled through drug and pharmacy industries to the delight of consumer advocates.

The company has received considerable attention for various environmental initiatives. It has widely replaced store lighting with energy-saving bulbs and given the bulbs prominent space on store shelves. The company announced in November that it has increased the energy efficiency of its buildings and truck fleets by 15 percent since 2005, and has committed to using solar energy at 22 sites. It also promised to cut solid waste from its U.S. stores by 25 percent by next October. Earlier in the year, the company announced a pilot program with a small number of suppliers (among its 60,000 worldwide) who will start measuring, and hopefully reducing, their carbon footprint.

One corporate entity. So many identities, so many costumes. Cities fight to keep Wal-Mart out, and folks celebrate when they succeed, even temporarily. Yet when a new Wal-Mart is approved, job applications reportedly pour in, and local high school bands literally trumpet the grand opening as cars line up in the parking lot. Wal-Mart is a death knell to some, a blessing to others. There is likely no other enterprise that engenders such strong and conflicting opinions and actions among individuals and the general public.

The company has even managed to become a swing voter: Political consultants have fashioned the “Wal-Mart mom” as someone with moderate to low income and a low education level who is politically conservative and feeling economically insecure. What other company is the subject of a musical? “Walmartopia” is a political satire that premiered in Madison, Wis., and is currently a full-fledged off-Broadway production.

Why Wal-Mart receives the attention is pretty obvious. Nearly 90 percent of the country’s population lives within 15 miles of a Wal-Mart, and two-thirds of all retail stores are located within five miles of a Wal-Mart. About five of every six Americans shopped at a Wal-Mart in 2005. In fiscal year 2007, the company accounted for 6 percent of all retail and food service sales in the United States, and 7.5 percent if you take out motor vehicle sales, according to company figures and U.S. Census Bureau data. Wal-Mart’s 2005 sales were larger than the combined sales of the next five biggest retailers in the country. Wal-Mart became the nation’s largest grocery store in 2002, just 14 years after it opened its first supercenter.

It adds up to a simple case of Wal-Mart being in everybody’s proverbial grill. According to a 2005 survey by Pew Research Center for the People and the Press, 24 percent of people think Wal-Mart is bad—bad—for the country, and 31 percent had an unfavorable view of the company, “which is a considerably higher negative rating than is accorded to many other major corporations,” the survey said. In a bit of cognitive dissonance, among those living near a Wal-Mart, the same survey found that 81 percent said it was a good place to shop.

Wal-Mart, we love to hate thee—ooh, is that a sale on Pampers?

Argument framing, aisle2

What’s it all mean? After all the debate, the finger-pointing and myriad opinions, what’s the bottom line on Wal-Mart? Is it good, bad or innocuous for Wal-Mart to come to your town, and how do you know?

Good question. The company has been the focus of a lot of research and analysis (see sidebar). While that research has come to an array of conclusions—virtually all of them disputed in some fashion—much of the analysis is faceless in terms of geography.

So the fedgazette decided to take a closer look at the matter, attempting to answer a seemingly straightforward question: What economic effect does Wal-Mart have on local communities in the Ninth District? Conventional wisdom suggests that Wal-Mart’s economic influence is significant and obvious. If that’s indeed the case, then we should see palpable change in measures commonly used as proxies for community health—things like jobs, firms, income, population and poverty.

So the fedgazette looked at 40 small counties in the district that saw Wal-Mart come to town between 1986 and 2003 and compared them with 49 similarly sized non-Wal-Mart counties in the district (see methodology). The fedgazette then looked at these familiar benchmarks—jobs, firms, population, income and poverty—from 1985 to 2005 to see if Wal-Mart counties performed differently than non-Wal-Mart counties.

Readers should understand that all results come with a host of caveats (again, see methodology for examples). The point of this research is not to offer the last word on whether Wal-Mart is helpful or harmful—it is clearly both, though which it is depends on the circumstances. In fact, in this matter Wal-Mart is no different from any new business—large or small—coming to town and competing with incumbent businesses for finite spending in a community. Wal-Mart just competes for a larger share of it, and within a bigger geographic area. As a result, the hope of this research is to better frame the friend-or-foe debate over Wal-Mart.

Given the terror that Wal-Mart is purported to inflict on communities, the fedgazette’s findings of the firm’s economic influence are almost mundane. Despite its kill-them-all reputation, Wal-Mart is not the threat that many fear, at least in terms of economic benchmarks commonly associated with healthy, growing communities.

For example, Wal-Mart is widely believed to destroy local firms and jobs and to have a dampening effect on wages. But fedgazette findings suggest the opposite: Firm growth, employment and total earnings were somewhat stronger in Wal-Mart counties and, in some cases, even in the retail sector. The research does suggest that retail earnings per job fell in virtually all counties studied. But they actually fell by less in Wal-Mart counties.

But neither has Wal-Mart been a boon for local communities. Poverty rates, for example, declined in most counties during the period studied, but they declined by less (poverty rates didn’t improve as much) in Wal-Mart counties. By other measures, Wal-Mart had no noticeable effect. Overall, counties with and without Wal-Mart had similar growth in population and income per person.

It should be emphasized that there are big differences in population, income and employment growth rates among the counties studied. Some counties with a Wal-Mart had strong growth, and other Wal-Mart counties had slow growth. Similarly, there were fast and slow growers among non-Wal-Mart counties. The point here is that Wal-Mart’s presence explains little of this disparity pattern. Still, some notable outcomes did show through in the study.

In sum, fedgazette findings suggest that Wal-Mart has a slightly positive effect on counties where the retailer decides to set up shop. But the effects are small; one could call the results mostly a wash. As a result, maybe the most concrete—and surprising—conclusion is that Wal-Mart’s presence (or lack thereof) has little or no predictive power regarding the economic success or failure of a county.

Start at the beginning

First, let’s look at some characteristics of the 40 Wal-Mart counties and the 49 non-Wal-Mart counties. About two-thirds of the Wal-Mart counties being studied had their store in place by the early 1990s.

Not surprisingly, Wal-Mart tends to locate in larger counties. In general, the larger the county’s population (using the study’s start date of 1985), the more likely Wal-Mart would eventually locate there. For example, about 20 percent of counties with populations between 10,000 and 20,000 in 1985 had a Wal-Mart by 2005, but the rate was close to 60 percent for counties between 20,000 and 30,000 people, rising to 80 percent for counties between 30,000 and 40,000. Every county in the district with a population over 40,000 had a Wal-Mart by 2005. On the other end of the spectrum, none of the 144 counties with a population under 10,000 in 1985 saw Wal-Mart come to town over the next 20 years.

In 1985, before any Wal-Marts appeared on the scene, counties that would be getting a Wal-Mart sometime in the coming two decades tended to have higher levels of population and employment, as well as higher employment ratios (jobs to population) relative to non-Wal-Mart counties. Retail sectors were larger in those counties that would later get a Wal-Mart. But per capita income levels were basically even between Wal-Mart and non-Wal-Mart counties (see Chart 1), and retail earnings per job were also similar (see Chart 4 ).
Chart: Wal-Mart Counties vs. Non-Wal-Mart Counties, 1985
All dollar values are constant 2000 dollar

Now fast-forward 20 years and take a look back at the growth of these same categories since 1985. Generally speaking, Wal-Mart counties saw stronger growth through 2005 by both median and aggregate (all counties combined) measures (see Charts 2 and 3).
Chart: Median Percent Growth, 1985-2005
All dollar values are constant 2000 dollars.

Chart: Aggrgate Percent Growth, 1985-2005
All dollar values are constant 2000 dollars.

Personal income growth over two decades was virtually identical in Wal-Mart and non-Wal-Mart counties, both in median and aggregate terms. Population growth was a mixed bag. Wal-Mart counties saw much higher median population growth. However, this appears to be a case of meager growth in the small non-Wal-Mart counties, which are somewhat overrepresented in the comparison group; median growth of non-Wal-Mart counties with populations over 20,000 was similar to Wal-Mart counties, as was aggregate population growth in both study groups (see Chart 3 above).

That’s not much of a victory for Wal-Mart fans, nor much grist for the critics’ mill; such similarity of group results, yet volatility across all counties, suggests that Wal-Mart’s presence had little influence on population in either direction. In fact, the lock step growth in income similarly suggests that Wal-Mart had little influence there as well.

Results are a bit stronger, and more favorable to Wal-Mart, when it comes to employment and earnings. Median employment growth was notably higher in Wal-Mart counties than in non-Wal-Mart counties. The difference shrinks for aggregate employment. This is due in part to five booming non-Wal-Mart counties (out of 49) that saw employment growth exceed 100 percent over this period; all but one border a metro county. In contrast, only one Wal-Mart county experienced employment growth of more than 100 percent.

Again, these results demonstrate the wide range of county performances, but also show that overall results for non-Wal-Mart counties are pulled up considerably by a small handful of fast-growing counties, most of which are near metro counties that already have a Wal-Mart. The same performance-enhancement effect is not true for the pool of 40 Wal-Mart counties.

Growth in job earnings offers another interesting angle. In 1985, overall earnings per job were higher in counties that would get a Wal-Mart in the future. However, wages in the retail sector in 1985 were almost identical in Wal-Mart and non-Wal-Mart counties (see Chart 4).
Chart: median Earnings per Job, 1985
All dollar values are constant 2000 dollars

From 1985 to 2005, earnings per job grew faster in Wal-Mart counties by both median and aggregate measures. In the retail sector, earnings per job actually fell in Wal-Mart counties over this period—but they fell by even more in non-Wal-Mart counties (see Charts 5 and 6).
Chart: Median Percent Change in Earnings per Job, 1985-2005
All dollar values are constant 2000 dollars.

Chart: Aggregate Percent Change in Earnings per Job, 1985-2005
All dollar values are constant 2000 dollars.

One of the few areas where non-Wal-Mart counties saw stronger growth was in total compensation—wages plus benefits like health care and retirement contributions—for wage and salary workers. Though the difference was not particularly large, it fits with the long-term trend of firms offering workers more (and more expensive) benefits over time, while Wal-Mart has been chastised for its employee benefits. However, a better apples-to-apples comparison (which was not available in the data) would be growth of income and benefits just in the retail sector, which historically offers fewer benefits than most other sectors of the economy.

Pricing out the competition?

Wal-Mart is often accused of trampling the local business sector. But data on county establishments don’t support such a notion, at least not in the Ninth District. The most obvious place to look is at general merchandise establishments in a county (a business classification that includes Wal-Mart). Much higher levels of business closures might be expected to show up in Wal-Mart counties, but the data don’t bear that out.

Several limitations prevent any strong conclusions regarding general merchandise stores. For example, the number of firms in this category is comparatively small at the county level. The time frame for observations also is limited by the fact that the federal government converted to a new business classification system (Standard Industrial Classification to North American Industry Classification System) in 1997. Creating a methodologically sound bridge between the two systems (to ensure we’re still measuring the same thing, in the same way) is shaky when total firms in question are small. What we can say is that from 1985 to 1997, general merchandise stores declined by similar amounts—about half-a-store on average—in non-Wal-Mart counties and in the 31 Wal-Mart counties that had a Wal-Mart by 1996.

Trends in total county firms also go against the popular notion that Wal-Mart is laying waste to local businesses. Even among establishments with fewer than 10 employees, there was discernibly little Wal-Mart effect.

Median establishment growth in Wal-Mart counties, for example, was stronger than in non-Wal-Mart counties, particularly among smaller employers. In terms of aggregate establishment growth, non-Wal-Mart counties saw stronger growth (see Charts 7 and 8). However, as mentioned earlier, establishment growth among non-Wal-Mart counties is heavily influenced by a small number of booming counties; if the top five counties are removed from both study pools, aggregate establishment growth is higher for Wal-Mart counties.

Chart: Median Percent Change in Establishments, 1985-2005

Chart: Aggregate Percent Change in Establishments, 1985-2005

Various other conclusions regarding establishment growth can be gleaned in favor of either Wal-Mart or non-Wal-Mart counties. But probably the most accurate conclusion from these data: The presence or absence of Wal-Mart is neither an obvious anchor nor a hot air balloon for business growth in a county.

Sales tax data offer another window on Wal-Mart’s economic effect. Wal-Mart likely attracts shoppers from neighboring counties, and wider selection might also induce more frequent shopping. But a new store might also squeeze out other local retailers.

Taxable retail sales for 1985 and 2005 were gathered for Wal-Mart and non-Wal-Mart counties in Minnesota, North Dakota, South Dakota and Wisconsin. (Data weren’t combined across states because tax rates and items eligible for sales tax are different among states and changed over this period. Also, Wisconsin data were from 1991 and 2005.)

Wal-Mart counties in each state saw mostly similar or faster growth in taxable sales compared with non-Wal-Mart counties. For example, taxable sales for Wal-Mart counties grew faster in North Dakota; in South Dakota and Wisconsin, average taxable sales were slower, but only by a couple of percentage points. But buyer beware; the number of observations in each of these states is small, which introduces some uncertainty.

In Minnesota, which had easily the largest number of county observations of any state, both median and aggregate county tax receipts grew much faster in Wal-Mart counties (see Chart 9). While the results are not conclusive, at least in Minnesota there seems to be a correlation between faster growth in taxable sales and the presence of a Wal-Mart.
Chart: County-level Percent Changes in Sales Tax Receipts in MInnesota, 1985-2005
Sales tax data are in nominal dollars.

How about a different angle?

The fedgazette also looked at shorter time periods, and the general findings were little changed. Over a two-year window—one year before store opening and one year after opening—Wal-Mart had little effect on average personal income or population; employment increased in Wal-Mart counties relative to non-Wal-Mart counties, especially in retail; and growth rates in earnings per job were generally similar, but were higher in retail for Wal-mart counties. Those findings held steady when the time frame was widened to six years (one year before opening, five years after opening).

Lastly, the fedgazette looked at Wal-Mart counties six years prior to the store opening, and these counties showed little evidence of having stronger income growth leading into the opening of the Wal-Mart. In other words, it’s not obvious that Wal-Mart was able to ride the coattails of strong county economies and hide any potentially negative local effects.

One finding not favorable to Wal-Mart has to do with poverty. From 1989 to 2004, poverty as a whole dropped across the Ninth District. Despite positive associations with some basic economic measures, Wal-Mart counties saw their poverty rates drop much less than non-Wal-Mart counties, both in median and average terms (see Charts 10 and 11). Counties with supercenters fared better, but poverty in those counties still did not improve as much as in those counties without a Wal-Mart.
Chart: median Poverty Rates

Chart: Average Poverty Rates

The fedgazette investigated whether immigrant population flows had any relationship to the poverty trends. Immigrants are more likely to be poor than the native population, and it was hypothesized that Wal-Mart counties might attract more immigrants given the availability and visibility of new jobs and/or the cost-savings potential of living near a Wal-Mart. However, the data show little evidence that changes in the foreign-born population play a major role in the differential change in poverty within the two sets of counties.

So, friend or foe?

Regardless of predisposition to Wal-Mart—whether a vocal critic or a live-and-let-live advocate—none of these fedgazette findings can be considered the last word on the Wal-Mart effect because they are not “causal” in nature; that is, we cannot say that Wal-Mart is directly responsible for any particular outcome—positive or negative—in the counties investigated. This analysis merely offers correlated facts. Proving a causal relationship between Wal-Mart and local economic trends is rife with complications. Indeed, such complexity is one of the reasons controversy continues to swirl around the company.

With that caveat, findings from this fedgazette analysis suggest that much of the conventional wisdom regarding Wal-Mart’s nefarious effects on local communities is off base, at least in relation to measures that the public and policymakers often use to gauge community health. The analysis is also absent any discussion of the savings local consumers realize by having Wal-Mart in town (see further discussion).

But neither does the analysis assume that Wal-Mart is a boon to counties. Though the balance of findings is, in sum, more positive than negative toward Wal-Mart, all of the measured effects were small. Given some positive and some negative outcomes, it’s probably safest to say that Wal-Mart’s net imprint on a county’s health appears to be smaller than most perceive.

If that’s surprising, maybe it shouldn’t be. County economies—even small ones—are dynamic entities, constantly changing and extending well beyond their retail borders. Firms, jobs and people come and go with regularity, and for lots of different reasons. It could be that the economic idiosyncrasies of local communities—education levels, infrastructure investments, entrepreneurial culture, local business mix, geographic good fortune—play a larger role in determining the long-run growth prospects for the 89 counties studied here than whether the bogyman dressed as Wal-Mart showed up at the community door.

Description of Data Used in fedgazette Wal-Mart Analysis

Posted by Mark Thoma on Wednesday, January 9, 2008 at 01:04 AM in Economics

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reason says…

Confirms my priors, Walmart is a symptom not a cause. But I don’t (in a quick scan) see much about selection bias in the results. It seems to be assumed that Walmart’s decision to open a store is randomly made. If Walmart chose to open its stores where it say good growth prospects, this may bias the results.

Posted by: reason | Link to comment | January 09, 2008 at 01:24 AM
Peterbob says…

It seems that the real impact would be in prices. DOES Walmart have a superior business model that results in lower prices? If so, then you get one set of effects (Walmart hurts other similar retailers, attracts customers and employees, retail sales rise, and is good for consumers). I saw a TV add from Walmart saying that it “saved” the average household a few thousand dollars each year. The fine print referenced a report by Global Insight consultants.

Posted by: Peterbob | Link to comment | January 09, 2008 at 02:20 AM
Lafayette says…

Article: The discount chain carries the contradictory titles of most popular retailer in the United States and the entire world in terms of revenue

Take the “and the entire world” out of that statement. Once again starry-eyed kids at the Fed think what’s Great in America is Great “in the entire world”. They are nowhere to be seen in France or (I think) Italy & Spain.

WalMart has left Germany after failing to penetrate and is likely leaving the UK (or staying but under a local name).

In Europe, the discount outlets are small stores and VERY effective in terms of pricing. The leader of them, a family outfit — just like the Waltons — is called LIDL. Lidl sells more than just groceries but no large-ticket items. It does commercialize small-ticket Chinese products that sell well in the poorer classes that are typically its customers.

Lidl stores have arrived even unto the boonies of France. And, it must compete with at least two other similar outlets in the same medium-sized city. I can’t imagine how these discount chains survive, unless an averaging of profits across a national geography is made, that is, between the relatively small store in smaller communities and the larger stores in the larger communities.

Sixty percent of grocery retailing in Germany is through discounters, and that existed when WalMart decided to “come to town”. Five years of red ink and WalMart finally gave up.

Discounting is overtaking most supermarket retail, so as a defensive tactic, the historically established outlets are starting up discounters (even when they eat into local sales of the flagship chain.)

Posted by: Lafayette | Link to comment | January 09, 2008 at 02:35 AM
ken melvin says…

Where to begin? Kinda like someone killing the parents then adopting the children and saying what a good boy am I.

Posted by: ken melvin | Link to comment | January 09, 2008 at 06:30 AM
johnchx says…

I guess I’m on “Obviously Worthless Analysis” patrol again. To its credit (sort of) the article includes the following disclaimer (tucked away behind the “methodology” link):

Most important, none of the findings can be considered causal in nature. In other words, the findings don’t tell us whether Wal-Mart’s presence (or lack thereof) is responsible for either positive or negative outcomes over the period studied. Proving a causal relationship between Wal-Mart and local economic trends is beyond the scope of this analysis.

So, confronted with the question of whether Wal-Mart causes good or bad things to happen, we respond a study from which all causal implications are completely disclaimed. Huh.

Bottom line: ignore this. It doesn’t even try to tell us what we’d like to know.

Why of why can’t we have a better Federal Reserve Bank of Minneapolis? icon wink The Walmart Effect   Good or Bad on Overall Property Tax Considerations

Posted by: johnchx | Link to comment | January 09, 2008 at 07:51 AM
hari says…

Lafayette is right on what happend to WalMart in Germany.

All majour political parties have also gone on record, by the way, that there’s no place for a WalMart type of store in German society!

So have most of the media.

What does that tell about the philosophy behind WalMart stores?

Posted by: hari | Link to comment | January 09, 2008 at 08:35 AM
ScentOfViolets says…

Hold up just a bit . . . I don’t like Walmart. I don’t like it at all. But the numbers have to mean something. They aren’t the best, but neither have they been obviously cherry-picked to present the best possible outcome. What are the killing objections to these numbers? My starting hypothesis (I assume everyone has something like it) is that Walmart is Bad News. But the data simply don’t seem to confirm this.

My previous rough story was that it was true that Walmart lowered prices on a certain class of consumer items (good), but that the jobs it offered were subpar in terms of wages, benefits, and development of skill sets (bad). Trying to some up the two effects, I had assumed that the net outcome would be that communities would be worse off, since the reduced salary still has to pay for rent, insurance, etc., which are not correspondingly reduced in price by the presence of Walmart, and since those types of goods account for the higher proportion of the typical persons expenses.

I have made some sort of obvious mistake?

Posted by: ScentOfViolets | Link to comment | January 09, 2008 at 08:36 AM
L.F. says…

A few posts above, johnchx commented that the article ought to be written off because it claims no causal relationship between Wal-Mart and the various measures the article explores. I would hesitate to dismiss the findings so quickly. I think the authors are merely pointing out (however implicitly) that the findings represent a correlation between Wal-Mart and certain indicators, rather than a clear cause and effect. Possible methodological flaws aside, this is one of the best assessments of the “Wal-Mart phenomenon” that I have seen.

Posted by: L.F. | Link to comment | January 09, 2008 at 08:46 AM
robertdfeinman says…

There are just so many things wrong with this study that I don’t know where to begin, so I’ll just name one – using counties as a unit of measurement is meaningless. This is the key under the lamppost effect. They have county by county data so that’s what they study.

There is a brief acknowledgment that shoppers may be attracted from neighboring regions, but the implications aren’t examined. Walmart doesn’t make siting decisions based upon counties, it has a zone of influence model that it uses. This is well known, they frequently site a store just across a political border (town or county) if there is too much resistance in the first choice. They know the shoppers will travel the short extra distance.

They also use this model to set prices. One can find two Walmart stores in the same town that have different prices because their local competitors are not each other, but closer by stores.

We discuss all things Walmart daily on the group blog:
The Writing on the Wal

Stop by, if you are interested in the topic.

Posted by: robertdfeinman | Link to comment | January 09, 2008 at 09:19 AM
barry payne – economist says…

An interesting comparison can be made between WalMart and universal health care for the U.S.

Consider the claimed efficiencies associated with WalMart’s retail sales of products provided by its 60,000 worldwide wholesale suppliers.

A single-payer health care system would exert substantial monopsony power (single buyer) over providers of health care throughout the entire supply chain. The general idea is to achieve outcomes similar to that of WalMart already achieved in the area of cheap generic drugs.

However, the “big is not evil” argument is usually applied by conservatives to the private sector favorably while used to paint the government as a miserable failure in similar areas with the reverse – “big is evil”.

In this context, monopsony power by WalMart is denied, as is the effectiveness of monopsony power applied by government to improve the production and delivery of health care in the U.S. (Instead, both are assumed “competitive” and “efficient” absent monopsony.)

For example, consider the comments below, selected from an interview with Richard Vedder of AEI, who has performed a detailed economic study of WalMart.

http://article.nationalreview.com/?q=N2UyMmI3OWJkZGU2MDE1MjdmY2U0NDFkODMzMDJlY2U=

“Lopez: Isn’t being union-free a recipe for unhappy workers, social injustice — and the lawsuits Wal-Mart is seeing?

Vedder: No. About 91 percent of the American private sector workforce is “union-free” and as a group are not particularly unhappy. Indeed, the fact that on average Wal-Mart workers are pretty happy is probably a big reason why workers have resisted unionization. If workers are so unhappy, why don’t they unionize, and why doesn’t Wal-Mart have a hard time getting workers? …

… Lopez: Is the latest health-care team-up with unions a sign of a lessening of the attack and more people (and liberals) getting with the Wal-Mart Revolution?

Vedder: I think Wal-Mart is making a mistake in trying to sleep with their enemies. They probably think this will get the unions off their back — and Wendell Cox and I think they are wrong, They may also think a national health care system would take this cost item off their back, not realizing that the inefficiencies of such a system will have to be paid for by someone, and Wal-Mart will no doubt pay more than a proportionate share. National health care is a prescription for lower economic growth, and that would hurt Wal-Mart a good deal.”

(more at link above)

So Vedder asserts the organizational structure of WalMart is cost-effective at providing widgets and mousetraps (and even some generic drugs), but a similar organizational structure employed by government to provide health care will result in economic failure, even to the point of WalMart’s failure to game the system by shoving its health care costs onto that system.

Meanwhile, 91% of the private workforce is cast as “not unhappy” with a “non-union” workforce, perhaps as they would not be unhappy with cheaper widgets and mousetraps. So how “unhappy” are the same workers with no health insurance, and even some with it?

Posted by: barry payne – economist | Link to comment | January 09, 2008 at 09:43 AM
jefff says…

I saw an interesting documentary about Cleavland, and the recent (now perhaps reversing?) decline of cities in the US. There was a fascinating pattern of stores moving from the city to the suburbs leaving behind empty shells, then a couple decades later moving from the inner suburbs to new outer suburbs leaving another empty shell.

A radially expanding pattern of decay was formed as people and stores moved further and further out trying to stay ahead of their own ultimate stage of higher density, higher property taxes (because land values would have increased and tax breaks would have run out), and mixed population (egad, poor people!). So I don’t think walmart is unique in leaving empty husks behind. All those stores do so. Abandoned stores are a waste product intrinsic to the business model just like packing materials. They move in and build a store on some agricultural or undeveloped land then eventually they move on (even if only to a new building nearby) leaving a rapidly decaying big box surrounded with asphalt. Sometimes the land values will be high enough that someone occupies it, or tears it down, but that also might not happen for a long time.

In the end it seems to me that a major cause was the subsidization of new support infrastructure by pre-existing communities. Highways are the most obvious, but water, electricity, schools, police, local roads, property tax exemptions for big businesses, etc all cost a lot of money.

It is my impression of Europe that sprawl is generally less encouraged (though there is some sprawl encouragment) and I think that a key of walmart’s success in the US is that it is perfectly adapted to an environment of continuing subsidized sprawl.

Posted by: jefff | Link to comment | January 09, 2008 at 10:00 AM
Zero says…

Fascinating Comments Jefff. It amazes me that Ikea wins architectural awards for their stores, but then the competition are Wal-Mart stores!!

Posted by: Zero | Link to comment | January 09, 2008 at 10:29 AM
TigerPaw says…

An interesting thing I’ve noticed about the US far more so than other countries is the tendency for cities to decay while the suburbs build up (the radiating rings of decay mentioned earlier). Certainly all cities in all countries have areas that go downwards but eventually renewal takes place and the city as a whole “lives”. Never quite understood why it is that US cities seem to do far more decay and very little renewal.

Posted by: TigerPaw | Link to comment | January 09, 2008 at 10:52 AM
TigerPaw says…

An interesting thing I’ve noticed about the US far more so than other countries is the tendency for cities to decay while the suburbs build up (the radiating rings of decay mentioned earlier). Certainly all cities in all countries have areas that go downwards but eventually renewal takes place and the city as a whole “lives”. Never quite understood why it is that US cities seem to do far more decay and very little renewal.

Posted by: TigerPaw | Link to comment | January 09, 2008 at 10:52 AM
ScentOfViolets says…

L.F., I think you’re right. My take is quite simple: if causation ==> correlation, then the contrapositive must hold, that lack of correlation ==> lack of causality. Which is what this study seems to indicate.

Robert, surely you’re only saying that the data by county is incomplete? You’re not trying to imply that the data by county should be discarded, are you?

Further, is it your contention then that the effects outside of the county where the store is actually placed dominate? That seems hard to justify; I would think that most of the employment that is lost and gained would have been in the county itself. What is your reason for thinking otherwise?

Finally, how would you design a study to investigate these putative effects, and what sort of data would convince you that you were wrong?

Bear in mind that I share your sympathies as well as your expectations; I would have thought that such a study would have confirmed the conventional wisdom among ‘liberals’. That it doesn’t is surprising, to say the least. But I’ve always prided myself on being a numbers-oriented, non-ideological sort of citizen, and if this truly what the numbers say, then that’s what I will go with.

I’m going to go with what reason says and suggest that Walmart is a symptom, not a cause.

Posted by: ScentOfViolets | Link to comment | January 09, 2008 at 11:18 AM
ScentOfViolets says…

Well Tigerpaw, wouldn’t that have to do with the relative cheapness of land to expand into in the United States? Far cheaper to acquire new land and commence new ‘development’ as opposed to actually rejuvenating older districts. At least, that would be my guess.

Posted by: ScentOfViolets | Link to comment | January 09, 2008 at 11:27 AM
TigerPaw says…

ScentofViolets:

I’d agree except for the fact that here in Canada, where land is arguably as easy to find as in the US if not more so, the cities tend not to decay to the same degree. Areas go down yes, but then come back after a while and renew themselves – or at least to a larger degree. It’s the degree of what might be loosely termed “abandonment” that has always struck me.

Posted by: TigerPaw | Link to comment | January 09, 2008 at 11:35 AM
Meh says…

The killer problem with this study is mentioned in the methodology section, but there’s no attempt to engage with it beyond mentioning it.

reason already mentioned it above: selection bias.

The fedgazette tries to sidetrack us with an interesting article about how Walmart selects where to put stores, noting that they have found success by not using the obvious brute force indicators of economic growth.

However, this is a red herring. Just because they have found a more useful set of proxy measurements to tell them where to put stores doesn’t mean they are siting stores randomly wrt economic growth generally.

In fact, the few studies I’ve seen show that Walmart’s unique set of selection criteria are so useful because they are better at pinpointing growing communities than the blunt county level economic data that tends to be released by the government.

If we look at the all these graphs then, showing “not much difference between Walmart areas and non-Walmart areas in wages, etc.” with the understanding that the Walmart areas were on the up when Walmart arrived and the other areas likely were not so on the up, then it’s still likely the case that Walmart isn’t a big factor, but it is also likely that it is a constant small negative.

Now, this is just me drawing logical inferences from the data that is available. If we want to know, then someone has to do the work to clarify if Walmart does generally pick “neighborhoods on the up” or not.

Personally I go with “reason” overall. As he states above, Walmart is less a disease than a symptom. Whole areas of the USA are not particularly economically viable in a globalised economy at this moment in history. In those areas, Walmart is no more damaging than anyone else would be. Likewise, in richer areas, the median income is stagnant, but that’s as much the fruit of 20 years of Reaganomics as anything.

Posted by: Meh | Link to comment | January 09, 2008 at 11:43 AM
ScentOfViolets says…

But the claim, Meh, is that Walmart costs jobs, or at least quality of jobs. Not in the sense of not being as good as the potential alternative, but in the sense of actual declines, in income, benefits, etc. This is clearly not born out by the study.

Further, the objection that Walmart only targets favorable locations as opposed to random ones seems spurious. That’s the reality, not selection bias.

Any other objections?

Posted by: ScentOfViolets | Link to comment | January 09, 2008 at 12:14 PM
robertdfeinman says…

One needn’t look at any stats to see the “Walmart effect”. Before Walmart enters a community, it’s needs are being met by existing sales outlets.

After Walmart enters, the needs continue to be met, but there is a shift in the economic impact. The money earned by a local mom & pop store tends to stay in the community, since the owners are also residents. But the profits from Walmart flow out of the community and into the coffers in Bentonville and ultimately into the pockets of the Walton family.

The Waltons currently earn over $1.3 billion per year just from the dividends they collect on their shares. I don’t think one needs to do any fancy modeling to see that this has to have an adverse affect on the local economy. Walmart perfected one thing, the modern supply chain. This means buying in bulk, using monopsony power to force down prices charged by suppliers (and quality as well, when required), and tracking merchandise so as to optimize distribution and avoid excess inventory.

These techniques are now standard in retail. Those who don’t do this well fall by the wayside (Circuit City, CompUSA, to cite two recent examples). In addition to keeping the costs of products low Walmart also keeps the cost of labor low. They do this by underpaying their employees and forcing much of the cost of social services onto the government. Walmart employees are given instructions on how to apply for government services such as food stamps and Medicaid.

Biased “studies” neglect the impact on local governments, although there was some mention of Walmart winning tax concessions. When Walmart gets a tax break for opening a new store, the revenues of the local government drop. The sales lost by competitors who go out of business are not recaptured by the sales gained by Walmart. Some times Walmart even wins concessions on the collection of sales tax, the rationale for this is impossible to find. They get to keep the tax, the consumer doesn’t pay less.

Walmart is successful because it is more “efficient”, but also because it doesn’t play by the rules. You don’t need any studies to see the impact, just common sense.

economist academic source : http://economistsview.typepad.com/economistsview/2008/01/the-wal-mart-ef.html

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Commissioner Michael Cox wants to hire a consultant to refocus county spending.

County Commissioner Michael Cox went looking to cut the cost of government. Here’s his answer: Spend thousands on a consultant.

The consultant would run a series of public workshops for residents to prioritize the services Pasco County government performs. The county would then use the feedback to decide how to budget money and reduce or increase spending on certain programs.

Cox estimated the cost of a consultant at $100,000 to $200,000, depending on the ultimate deal. His proposal is modeled after Polk County’s “Budgeting for Outcomes” program.

The County Commission will decide whether to advertise for a consultant at Tuesday’s meeting in Dade City.

Polk is paying $285,000 to Minnesota-based Public Strategies Group, which organized focus groups of residents to draw up new spending priorities, said Todd Bond, Polk’s director of management and budget services.

Cox, who sometimes derides the county for consultants drawing tax money, acknowledged Friday that paying for direction on spending cuts is “like an oxymoron” at first blush. But Cox said the county will benefit beyond this year, and learn how to budget money better.

“It just seems to me the status quo is not working,” Cox said.

Bond acknowledged there was public skepticism initially to spending money on a consultant to help Polk government officials budget their spending – an essential task of their jobs.

“I think it wasn’t just looked at as a one-time thing to cut spending, this was a long-term process,” Bond said.

Like its eastern neighbor Polk, Pasco had to cut property tax rates at the behest of state lawmakers last year. The county initially faced a $15.8-million shortfall. Tax revenue for government services and Fire Rescue service in Pasco would drop another $18.6-million, a 10 percent dive, if a constitutional amendment on property taxes passes Jan. 29.

Faced with the cuts, county staffers have recommended approval by the commission.

“In anticipation of the future tax cuts, staff believes it will be necessary to reduce levels of service,” chief assistant county administrator Michele Baker said in a memo to the board.

In an interview, however, Baker said the county staff does not intend to spend as much on a consultant as Polk has. The consultant only would help gather public thoughts and arrange focus groups. But Baker backed Cox’s press for figuring out better ways to spend money.

In October, county department supervisors also began meeting to discuss ways to make services more efficient and find spending cuts for next year’s budget. That effort would dovetail with the consultant’s work, Baker said.

“You hate to make a bunch of budget cuts and have an advocacy group pop up and say, ‘Whoa, we didn’t think about that,’” Baker said.

Polk began working with Public Strategies Group in July and will conclude in a month or so, Bond said. Groups of eight to 12 residents were created from each of five commission districts to offer priorities. Their proposals went to a committee to review whether they would encourage safety or good government, for example.

Departments then submitted spending proposals under direction to cut costs without hurting services.

Public Strategies Group bills itself as a “high priced, high value company” on its Web site.

Chief executive officer Laurie Ohmann said Friday that governments often need to look not just at how they spend money, but how they first budget it. Her firm’s consultants bring “a fresh approach,” she said.

Tighter revenues for government are generating interest in the firm, too.

http://www.sptimes.com/2008/01/05/Pasco/Budget_idea__spend_to.shtml

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Annexation: Growing Smartly or Growing Poorer?

Annexation: Growing Smartly or Growing Poorer?

Maryland’s longstanding Smart Growth policy aims to focus development in and around existing towns and cities, but efforts by municipal officials to expand their borders to allow for new  homes and businesses have been controversial in recent years.

Voters have said no to annexations in Aberdeen, Mt. Airy and New Market, among other places, while plans to expand Denton have been challenged in court by surrounding Caroline County.  On the largely rural Eastern Shore, where development pressure has been intense, annexations in Cambridge, Trappe and elsewhere also have been contentious.

Most of the objections to annexations stem from residents’ fears that their community will grow too large or too fast, clogging roads and crowding classrooms.   One of the big arguments for annexation has been that expanding the community’s real estate tax base will generate additional revenue needed to fix roads and sidewalks or upgrade aging water and wastewater systems.

But now, an Owings Mills environmental consultant who is advising some residents challenging annexations has questioned the fiscal case for annexation.  Richard Klein, of Community & Environmental Defense Services, says he’s found that the smallest of Maryland’s 157 municipalities tend to have the lowest tax rates, and that the cost of government increases as the town expands in acreage.

His analysis shows “a very clear relationship,” Klein says, “that the bigger you are, the higher your taxes are.” Some annexations do stabilize or even lower taxes, Klein notes.  New stores, restaurants and offices tend to generate more tax revenue than they eat up in government services such as police and fire protection, trash collection and the like.  New homes, though, can cost as much as 20 percent more to serve than their owners pay in taxes, he contends. Those towns that expanded to allow for commercial development tended to have lower taxes, he says.


http://weblogs.baltimoresun.com/news/local/bay_environment/blog/2008/01/annexation_growing_smartly_or.html

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Tax Considerations – Accounting – What does it all mean ?

Once the deal is done, New Jersey could see up to $1 billion a year freed up from money now obligated to pay down debt.

That money could go to programs that have been starved for cash — like school funding, for which Corzine plans to increase state aid in the coming budget by $570 million. Or the money could be spent to keep the popular property tax rebates afloat.

If financial projections hold true, the state will be able to pay off debt from the Transportation Trust Fund and the Garden State Preservation Trust. Tax money now dedicated to those funds had been going to pay debt; the taxes will instead go to increased programs for each fund.

In short, expect to pay more and pay more often. The plan budgets regular toll increases of no more than 50 percent every four years through 2022, in addition to annual cost-of-living adjustments that would be assessed every four years.

Tolls haven’t been increased on the turnpike since 2001 and the parkway since the late 1980s. A toll on the average trip for turnpike drivers would increase from $1.20 now to $5.85 in 2018, not including the cost of living adjustments, which will be capped at 4 percent per year.

But there’s an upside. The massive infusion of investment cash means the new corporation will have a pot of money to improve the toll roads.

The promise is relief from possible tax hikes needed to pay down the ever-increasing cost of debt, now a record $32 billion. This year that cost is $2.6 billion.

Property-tax payers might see help if the state gets steady funding for transportation needs, schools and other big ticket items. Money for those projects — and the cost of paying to borrow to cover the cost — has meant less money each year in state aid for towns and schools. Cuts and freezes in aid have meant higher property tax bills.

A major downside, however, is that the public will have no direct say in the running of the major toll roads in the state and no direct oversight.

The deal is a day of reckoning for New Jersey’s costly pay-to-play culture. Outside managers — not political appointees, friends of lawmakers, former lawmakers or the otherwise politically connected — will get the top jobs running the new corporation.

The plan is for this new, apolitical corporation to hand out the lucrative contracts for lawyers, accountants and other consultants on the basis of merit, avoiding the long tradition of rewarding campaign donors.

http://www.northjersey.com/news/njpolitics/13553427.html

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