The Vertical and Horizontal Equity of Property Assessment Caps

Abstract

Do assessment caps make the property tax more regressive? Are they fair to all taxpayers, or do some groups get more benefit than others. This paper examines these issues using a sample from the Jacksonville, FL Metropolitan Statistical Area. Regression models are run using housing values averaged at the census block level and matched to census block socioeconomic and demographic data obtained from the US Census. Results show that when permanent income is used as the measure of ability to pay, the SOH benefit makes the property tax fairer, but when current income is used as the income measure, it makes the tax less fair. In addition, the assessment caps cause some serious horizontal inequities. For, example, homes in 100% Black census blocks receive, on average, 6.6 percentage points less value from the SOH benefit relative to their home’s value than the homes in 100% White census blocks.