Tag: Interventionism

  • WichitaLiberty.TV July 28, 2013

    WichitaLiberty.TV logo

    In this episode of WichitaLiberty.TV, economist Dr. Russell Sobel joins host Bob Weeks. Topics include local economic development incentives, the environment of favor-seeking, how regulation stifles entrepreneurship, the seen and the unseen, the broken window fallacy, and Dr. Sobel’s research on how intergovernmental grants lead to higher taxes. Episode 6, broadcast July 28, 2013.

    Links to material mentioned in this episode:
    Dr. Sobel’s page.
    Unleashing Capitalism.
    Do intergovernmental grants create ratchets in state and local taxes?
    Bastiat: What is seen and not seen, and the broken window.

  • Cronyism is harmful to our standard of living

    “The effects on government are equally distorting — and corrupting. Instead of protecting our liberty and property, government officials are determining where to send resources based on the political influence of their cronies. In the process, government gains even more power and the ranks of bureaucrats continue to swell.”

    An editorial in Wall Street Journal last year written by Charles G. Koch, chairman of the board and CEO of Wichita-based Koch Industries contains many powerful arguments against the rise of cronyism. The argument above is just one of many.

    Did you know that the Washington metropolitan area is one of the most prosperous? Here’s why:

    Trouble begins whenever businesses take their eyes off the needs and wants of consumers—and instead cast longing glances on government and the favors it can bestow. When currying favor with Washington is seen as a much easier way to make money, businesses inevitably begin to compete with rivals in securing government largess, rather than in winning customers. … There are now businesses and entire industries that exist solely as a result of federal patronage. Profiting from government instead of earning profits in the economy, such businesses can continue to succeed even if they are squandering resources and making products that people wouldn’t ordinarily buy.

    In the article, Koch makes an important observation when he defines cronyism: “We have a term for this kind of collusion between business and government. It used to be known as rent-seeking. Now we call it cronyism. Rampant cronyism threatens the economic foundations that have made this the most prosperous country in the world.”

    “Rent-seeking” was always a difficult term to use and understand. It had meaning mostly to economists. But “cronyism” — everyone knows what that means. It is a harsh word, offensive to many elected officials. But we need a harsh term to accurately describe the harm caused, as Koch writes: “This growing partnership between business and government is a destructive force, undermining not just our economy and our political system, but the very foundations of our culture.”

    The entire article is available at the Wall Street Journal. Koch has also contributed other articles on this topic, see Charles G. Koch: Why Koch Industries is speaking out and Charles Koch: The importance of economic freedom.

    Charles G. Koch: Corporate Cronyism Harms America

    When businesses feed at the federal trough, they threaten public support for business and free markets.

    By Charles G. Koch

    “We didn’t build this business — somebody else did.”

    So reads a sign outside a small roadside craft store in Utah. The message is clearly tongue-in-cheek. But if it hung next to the corporate offices of some of our nation’s big financial institutions or auto makers, there would be no irony in the message at all.

    It shouldn’t surprise us that the role of American business is increasingly vilified or viewed with skepticism. In a Rasmussen poll conducted this year, 68% of voters said they “believe government and big business work together against the rest of us.”

    Businesses have failed to make the case that government policy — not business greed — has caused many of our current problems. To understand the dreadful condition of our economy, look no further than mandates such as the Fannie Mae and Freddie Mac “affordable housing” quotas, directives such as the Community Reinvestment Act, and the Federal Reserve’s artificial, below-market interest-rate policy.

    Far too many businesses have been all too eager to lobby for maintaining and increasing subsidies and mandates paid by taxpayers and consumers. This growing partnership between business and government is a destructive force, undermining not just our economy and our political system, but the very foundations of our culture.

    With partisan rhetoric on the rise this election season, it’s important to remind ourselves of what the role of business in a free society really is — and even more important, what it is not.

    The role of business is to provide products and services that make people’s lives better — while using fewer resources — and to act lawfully and with integrity. Businesses that do this through voluntary exchanges not only benefit through increased profits, they bring better and more competitively priced goods and services to market. This creates a win-win situation for customers and companies alike.

    Only societies with a system of economic freedom create widespread prosperity. Studies show that the poorest people in the most-free societies are 10 times better off than the poorest in the least-free. Free societies also bring about greatly improved outcomes in life expectancy, literacy, health, the environment and other important dimensions.

    Continue reading at The Wall Street Journal (subscription not required)

  • So far, no flood of Wichita water rebates

    It’s not been in place for a real long time, but so far, the Wichita water-saving appliance rebate program isn’t experiencing a rush of rebates.

    wichita-water-rebates-2013-07-22

    According to a presentation on July 22, less than one percent of the available rebate money had been claimed. KSN News reports the bureaucratic explanation for what seems to be a tepid response by citizens:

    “Part of the reason we wanted to do this rebate program in the last six months of this year is to get a feel for how the program would be received,” said Joe Pajor, Wichita Public Works Deputy Director.

    Hmm: I thought the purpose of the program was to save water.

    This low participation in the rebate program is potentially good news. The rebate program is a very expensive way to save a very small amount of water. The good news that might emerge would be if the city uses the money not spent on rebates to either reduce water rates or retire water system debt.

  • Wichita airfares, on the rise

    Airplane

    A survey by travel website CheapFlights.com shows that airfares in Wichita have both fallen and risen in recent years, even though the City of Wichita, Sedgwick County, and the State of Kansas collectively spend millions each year to keep airfares low.

    The survey, according to a news release, ranks airports by “averaging the prices our users found during the month of June when searching for flights to popular domestic and international destinations like Miami, Honolulu, London and Cancun.”

    The news release warns that “These rankings can shift dramatically from year to year and prices fluctuate frequently on specific routes.”

    Since this is the fourth year for this survey, I thought it would be interesting to see how airfares in Wichita have fared over the timeframe of this survey. An interactive visualization is presented below.

    wichita-airfares-compared-2013-07

    Here is an illustration of Wichita airfares compared to the other airports included in the survey, which for 2013 included the 101 most popular airports. You can see that based on the data gathered for this study, the average airfare declined, but then rose. Wichita’s rank among airports rose, accordingly. (In the airfare rankings in this survey, a higher rank means higher airfares, relative to other airports.)

    This data should inspire us to re-examine whether the taxpayer-funded effort to reduce airfares in Wichita has produced the desired result.

    There have been other audits or studies which have questioned the efficacy of Wichita’s airport subsidy program. See Affordable Airfares audit embarrassing to Wichita for an example.

    I’ve created an interactive visualization from this data. Use the visualization below, or click here to open the visualization in a new window, which may work better for some users. Click on an airport name to highlight its fares against other airports. Use Ctrl+click to add other airports.

    Data is from CheapClights.com. Visualization created by myself using Tableau Public.

  • Local economic development incentives: The economic perspective

    Recently Russell S. Sobel, Ph.D., who is Visiting Scholar in Entrepreneurship in the School of Business Administration at The Citadel spoke in Wichita on the topic “Economic Development Incentives: A Necessary Evil?” A video presentation of his talk follows.

    Sobel is the author of many books and publications, including Unleashing Capitalism and the popular university textbook Economics: Private and Public Choice, 14th edition. Video production is by Paul Soutar.

  • Sedgwick County votes for harmful intervention

    man-digging-coinsIt’s harmful when citizens are not armed with information and research. But when government officials and bureaucrats with the power to tax and plan our economies are uninformed, people suffer as our economy becomes less prosperous than it could be.

    Today, in the name of creating jobs, the Sedgwick County Commission voted in favor of granting an economic development incentive to an expanding Wichita manufacturing firm. Commissioners Karl Peterjohn and Richard Ranzau voted against the award.

    The action taken today is in addition to an award by the State of Kansas, and another likely to be awarded by the Wichita City Council. See Why is business welfare necessary in Wichita? for more background.

    Intervention in the economy such as this does more harm than good, as we’ll see in a moment. It’s important that we learn the facts about incentives like these, as the Wichita area has the potential to become even more dependent on incentives and subsidies as a way of economic development.

    For example, the president of Greater Wichita Economic Development Coalition recently broadcast an email with the subject heading “Investor Alert: WBJ outlines Mars Deal Development Incentives as one example of Aggressive Competition.” The email read as follows:

    Dear Investors,

    You are well aware of the Mars deal in Topeka and you are likely aware that no city outside the greater Kansas City Metro Area was given the opportunity to bid this project.

    In my mind the take away from this Wichita Business Journal article is that our competition — local, state and international — have enormous tools to ensure economic development success.

    The Mars project has the potential to receive $9.1 million in local incentives over the next five years not including the property tax abatement estimated at $10.0M.

    Tim Chase

    Messages like this — that we don’t have enough tools to compete — are common in Wichita. Politicians like Wichita Mayor Carl Brewer call for devoted revenue streams to fund economic development incentives.

    What, though, is the track record of incentives? Those who, like myself, call for an end to their use: Don’t we want people to have jobs?

    We need to decide what to believe. Should we believe our own eyes — that is, what we can easily see or are being told by our leaders — or something else?

    Here’s a summary of the peer-reviewed academic research that examines the local impact of targeted tax incentives from an empirical point of view. “Peer-reviewed” means these studies were stripped of identification of authorship and then subjected to critique by other economists, and were able to pass that review.

    Ambrosius (1989). National study of development incentives, 1969 — 1985.
    Finding: No evidence of incentive impact on manufacturing value-added or unemployment, thus suggesting that tax incentives were ineffective.

    Trogan (1999). National study of state economic growth and development programs, 1979 — 1995.
    Finding: General fiscal policy found to be mildly effective, while targeted incentives reduced economic performance (as measured by per capita income).

    Gabe and Kraybill (2002). 366 Ohio firms, 1993 — 1995.
    Finding: Small reduction in employment by businesses which received Ohio’s tax incentives.

    Fox and Murray (2004). Panel study of impacts of entry by 109 large firms in the 1980s.
    Finding: No evidence of large firm impacts on local economy.

    Edmiston (2004). Panel study of large firm entrance in Georgia, 1984 — 1998
    Finding: Employment impact of large firms is less than gross job creation (by about 70%), and thus tax incentives are unlikely to be efficacious.

    Hicks (2004). Panel study of gaming casinos in 15 counties (matched to 15 non-gambling counties).
    Finding: No employment or income impacts associated with the opening of a large gambling facility. There is significant employment adjustment across industries.

    LaFaive and Hicks (2005). Panel study of Michigan’s MEGA tax incentives, 1995 — 2004.
    Finding: Tax incentives had no impact on targeted industries (wholesale and manufacturing), but did lead to a transient increase in construction employment at the cost of roughly $125,000 per job.

    Hicks (2007a). Panel study of California’s EDA grants to Wal-Mart in the 1990s.
    Finding: The receipt of a grant did increase the likelihood that Wal-Mart would locate within a county (about $1.2 million generated a 1% increase in the probability a county would receive a new Wal-Mart), but this had no effect on retail employment overall.

    Hicks (2007b). Panel study of entry by large retailer (Cabela’s).
    Finding: No permanent employment increase across a quasi-experimental panel of all Cabela’s stores from 1998 to 2003.

    (Based on Figure 8.1: Empirical Studies of Large Firm Impacts and Tax Incentive Efficacy, in Unleashing Capitalism: Why Prosperity Stops at the West Virginia Border and How to Fix It, Russell S. Sobel, editor. Available here.)

    In discussing this research, the authors of Unleashing Capitalism explained:

    Two important empirical questions are at the heart of the debate over targeted tax incentives. The first is whether or not tax incentives actually influence firms’ location choices. The second, and perhaps more important question, is whether, in combination with firms’ location decisions, tax incentives actually lead to improved local economic performance.

    We begin by noting that businesses do, in fact, seem to be responsive to state and local economic development incentives. … All of the aforementioned studies, which find business location decisions to be favorably influenced by targeted tax incentives, also conclude that the benefits to the communities that offered them were less than their costs.

    So yes, business firms are influenced by incentives. But the cost of the incentives is greater than the benefit. This research shows, over and over, that the cost-benefit ratio analysis that decision makers use is not meaningful or reliable.

    So why do we use incentives? Why do so few in government or the public understand? Continuing from Unleashing Capitalism:

    Given serious doubts about the efficacy of tax incentives, why are they so popular? The answer is that businesses looking to expand their plants or to move to new locations have strong incentives to lobby for tax breaks and other subsidies that add to owners’ profits and, moreover, encouraging a bidding war between two or more state or local governments promises to increase the value of the incentives they can extract from any one of them. Politicians interested in re-election, in turn, have strong incentives to respond to private firms’ self-serving subsidy demands in order to take credit for enticing a high-profile company to town or to avoid blame for the jobs that would be lost if an existing employer moved to another location. The politicians will be supported on the tax-incentive issue by other groups having immediate financial stakes in the process, including local real estate developers, investment bankers (who float public bond issues and arrange financing for the incoming firm), and economic development officials whose livelihoods depend on success in chasing after ornaments to add to the local or state economy.

    The special interests of subsidy-seeking private firms dominate the political process because voter-taxpayers are only weakly motivated to become informed about the costs of tax incentive programs and to organize in opposition to them. They see the jobs “created” at a new plant; they do not see the jobs that are lost elsewhere in the economy as a result of the higher tax burden imposed on other businesses and as a result of the economic resources reallocated from productive activities toward lobbying government to obtain these favors. Nor can they readily see the higher future tax bill they themselves will be required to pay in order to amortize and service the public debt issued to finance the subsidies diverted into the pockets of the owners of politically influential private companies.

    “Politicians interested in re-election.” This describes almost all elected officials.

    “Economic development officials whose livelihoods depend on success in chasing after ornaments.” This is Tim Chase and the other members of the economic development regime in Wichita.

    Today, in explaining his vote in favor of granting a target economic development incentive, Sedgwick County Commissioner Dave Unruh recognized a “certain pragmatism that is required here.” He said we’re really concerned about jobs, and that jobs is the number one priority. Sometimes creating jobs requires us, he said, to compete in the practical world. It would be better if there were no incentives, he said. “But the truth of the matter is that we have to sometimes provide incentives, subsidies, abatements, whatever category it falls in, in order to compete and secure the jobs and company that we’re trying to win.”

    This is the standard argument, even of politically liberal members of commissions and councils. Jobs, jobs, jobs. We don’t like to use incentives — they all say this, especially conservatives — but we learned that we must use incentives if we want jobs. This embrace of pragmatism is called “maturing in office.”

    But I would ask these officials like Unruh this question: What about all the research that says incentives do more harm to jobs than good?

    What do Commissioners Unruh, Skelton, and Norton believe phrases like these mean?

    No evidence of incentive impact on manufacturing value-added or unemployment”

    Small reduction in employment by businesses which received Ohio’s tax incentives”

    No evidence of large firm impacts on local economy”

    No permanent employment increase across a quasi-experimental panel of all Cabela’s stores”

    “Employment impact of large firms is less than gross job creation (by about 70%)”

    These research programs illustrate the fallacy of the seen and the unseen. It is easy to see the jobs being created by economic development incentives. I do not deny that jobs are created at firms that receive incentives, at least most of the time. But these jobs are easy to see, and government makes sure we see them. We’re going to endure the groundbreaking and ribbon-cutting ceremonies. It’s easy for news reporters to find the newly-hired and grateful workers, or to show video footage of a new manufacturing plant.

    But it’s very difficult to find specific instances of the harm that government intervention produces. It is, generally, dispersed. People who lose their jobs usually don’t know the root cause of why they are now unemployed. Businesses whose sales decline often can’t figure out why.

    But uncontroverted evidences tells us this is true: These incentives, along with other forms of government interventionism, do more harm than good.

    We can understand the average citizen being susceptible to arguments make by the likes of GWEDC’s Chase and the three Sedgwick county commissioners that voted for this incentive. Citizens generally don’t have the education, the time, and the initiative to evaluate these matters.

    But for economic development professionals and elected officials with the power to tax and spend? Not knowing this research is inexcusable, and ignoring it is deplorable.

  • Business tax credits more desired than zero tax rates

    Economic developmentA Kansas business welfare program is more attractive and valuable than elimination of the Kansas corporate income tax, at least for some influential corporations in Kansas. The program is High Performance Incentive Program (HPIP), which grants tax credits in exchange for capital investment.

    In April Dr. Art Hall of the Center for Applied Economics at the Kansas University School of Business delivered a presentation on Kansas tax reform, and he explained the situation (video here):

    There is something called an HPIP investment tax credit. It stands for High Performance Incentive Program. This is a very valuable tax credit to corporations. But, you don’t get it automatically. You have to apply to the state. Only about 100 or 125 of these credits are given out each year. It’s about $50 to $60 million per year. It’s a very large number. Back in 2011, … the plan was to get rid of all of these special deals, especially this one credit, and we’re going to reduce all the rates.

    The corporate sector — some very influential people in the corporate sector — did not want that at all. They went to the mat, hard. … The point is, there was an effort to reduce corporate income tax. The corporations, at least a very strong constituent sector, didn’t want it. They wanted their credit.

    In other words, the business welfare benefits these corporations — many thought to be in the aerospace industry — receive from the state is greater than the Kansas income tax they pay. That’s the only conclusion we can draw from their choice of favoring the HPIP credits over elimination of their Kansas income tax.

    A table from Hall’s paper Embracing Dynamism: The Next Phase in Kansas Economic Development Policy holds calculations that reveal this effect.

    hpip-credits-example-2013-07

    The 11.92% that is highlighted in yellow shows the deformation of the business investment and tax landscape that causes some corporations to prefer HPIP tax credits over zero tax rates. Each row in the table represents a different scenario, one being retaining the HPIP credit. Columns represent various amounts of investment. It is in the column for the largest amount of investment that HPIP is most valuable, based on expected rate of return for the investment. HPIP is also more valuable than the strategy in any other row, considering the large investment column. HPIP, we can see, favors large corporations over small, as it is most valuable when making large investments.

    A problem, as Hall told the audience in the video, is that the HPIP is not given automatically to all companies that make capital investments. The credit must be applied for, various conditions must be met, and approval received.

    This system of selecting which companies receive targeted economic development investment in Kansas is contrary to market principals. The state, rather than markets, is making investment decisions. It’s also contrary to Hall’s economic dynamism concept explained in the paper referenced above. In this idea, the goal of the state is to encourage a large number of business startups each year, and then nurture conditions where all have a chance to thrive. Many will not survive, but some will. We don’t know which firms will thrive, so it’s important to treat all firms equally and give all a chance.

    Programs like HPIP are contrary to this philosophy, and instead concentrate the state’s investments in existing, often large, companies — the companies that make the large capital investments for which HPIP returns the most favorable financial results. This is also an illustration of the difference between a business-friendly environment and capitalism.

  • Why is business welfare necessary in Wichita?

    A company in Wichita requires business welfare in order to capture a new business opportunity. What’s wrong with this picture?

    stop-35069_640

    Our local and state economic development regime wanted Sedgwick county commissioners to approve a grant to a company without the commissioners knowing the entire spectrum of benefits the company will receive. Wichita city council members likely would have found themselves in the same position.

    But we now know the details of economic development incentives approved and proposed for Triumph Aerospace Systems in Wichita. Press releases from Kansas Department of Commerce and Greater Wichita Economic Development Coalition didn’t give specifics. But based on the agreement between the Department of Commerce and Triumph, the state will give Triumph $100,000 immediately, and then $25,000 at the end of each of the next two years if job creation targets are met.

    This $150,000 is in addition to two forgivable loans of $78,000 each expected to be granted by Sedgwick County and the City of Wichita. (Forgivable loans are like conditional grants. The loan is not repaid as long as targets are met.) That’s a total of $306,000.

    This type of economic development action is routine in Wichita and Kansas. But, as measured in a variety of ways, Wichita economic growth and job creation is slow. So we ought to ask a few questions before proceeding.

    First, what is wrong with Wichita’s business environment that in order for a company to expand, it must receive business welfare? I realize that “business welfare” is a harsh term. But how else do we describe these grants paid for through taxation?

    Second: If there is no problem with Wichita’s business environment, and if these incentives are not necessary for the company to expand, why are we granting them?

    Third, how were these amounts determined? Why $306,000? Why not $206,000 or $406,000? If we gave the company a bigger grant, could it hire more people?

    Fourth: An analysis performed for Sedgwick County indicates a benefit-cost ratio of 1.31, meaning that for every $1.00 the county invests in this forgivable loan, it expects to receive $1.31. This inspires a question: If we really believe in this benefit to the county (and similar benefits to the city and state), why is the county investing only $78,000? And why doesn’t the county make more investments like this? Surely there are other worthy companies that need capital for expansion. If it really is so easy to induce economic growth and job creation, we should be doing things like this at every county commission meeting. Several times each meeting, I would say.

    Fifth: Not all companies that expand receive incentives. How are other companies in Wichita able to expand or start without the aid of incentives?

    Finally: A continuing goal in Wichita is to diversify our economy, to reduce the proportion of jobs and income earned in aviation and aerospace. Triumph, the company expanding, is in that industry. It’s not bad that the company is expanding. But the costs of these incentives are a burden to other companies that are starting and trying to establish themselves. Instead of diversifying our economy, this action further concentrates our economic base in a way that is deemed undesirable. Was this considered when evaluating this incentive opportunity versus others?

    I’m just asking.

    What to do, and not to do

    Politicians and bureaucrats promote programs like these grants as targeted investment in our economic future. They believe that they have the ability to select which companies are worthy of public investment, and which are not. It’s a form of centralized planning by the state that shapes the future direction of the Wichita and Kansas economy.

    These targeted economic development efforts fail for several reasons. First is the knowledge problem, in that government simply does not know which companies are worthy of public investment. This lack of knowledge, however, does not stop governments from creating policies for the awarding of incentives. This “active investor” approach to economic development is what has led to companies receiving grants or escaping hundreds of millions in taxes — taxes that others have to pay. That has a harmful effect on other business, both existing and those that wish to form.

    Embracing Dynamism: The Next Phase in Kansas Economic Development Policy

    Professor Art Hall of the Center for Applied Economics at the Kansas University School of Business is critical of this approach to economic development. In his paper Embracing Dynamism: The Next Phase in Kansas Economic Development Policy, Hall quotes Alan Peters and Peter Fisher: “The most fundamental problem is that many public officials appear to believe that they can influence the course of their state and local economies through incentives and subsidies to a degree far beyond anything supported by even the most optimistic evidence. We need to begin by lowering expectations about their ability to micro-manage economic growth and making the case for a more sensible view of the role of government — providing foundations for growth through sound fiscal practices, quality public infrastructure, and good education systems — and then letting the economy take care of itself.”

    In the same paper, Hall writes this regarding “benchmarking” — the bidding wars for large employers: “Kansas can break out of the benchmarking race by developing a strategy built on embracing dynamism. Such a strategy, far from losing opportunity, can distinguish itself by building unique capabilities that create a different mix of value that can enhance the probability of long-term economic success through enhanced opportunity. Embracing dynamism can change how Kansas plays the game.”

    In making his argument, Hall cites research on the futility of chasing large employers as an economic development strategy: “Large-employer businesses have no measurable net economic effect on local economies when properly measured. To quote from the most comprehensive study: ‘The primary finding is that the location of a large firm has no measurable net economic effect on local economies when the entire dynamic of location effects is taken into account. Thus, the siting of large firms that are the target of aggressive recruitment efforts fails to create positive private sector gains and likely does not generate significant public revenue gains either.’”

    There is also substantial research that is it young firms — distinguished from small business in general — that are the engine of economic growth for the future. We can’t detect which of the young firms will blossom into major success — or even small-scale successes. The only way to nurture them is through economic policies that all companies can benefit from. Reducing tax rates is an example of such a policy. Abating taxes for specific companies through programs like IRBs is an example of precisely the wrong policy.

    We need to move away from economic development based on this active investor approach. We need to advocate for policies — at Wichita City Hall, at the Sedgwick County Commission, and at the Kansas Statehouse — that lead to sustainable economic development. We need political leaders who have the wisdom to realize this, and the courage to act appropriately. Which is to say, to not act in most circumstances.

  • Where is the downtown Wichita tax base?

    There’s been much investment in downtown Wichita, we’re told, but the goal of increasing the tax base is farther away rather than closer.

    Wichita city leaders have promoted public investment in downtown Wichita as wise because it will increase the tax base.

    In his State of the City Address for 2013, Wichita Mayor Carl Brewer told the audience (based on his prepared remarks):

    As you know, revitalizing downtown has been a key part of growing our community in recent years, recognizing that a healthy and thriving downtown improves our ability to attract new business, keep our young people here, and expand our tax base. With $100 million in completed downtown projects in 2012 and another $115 million starting this year, we’ve made extraordinary progress toward having the downtown that Wichitans have dreamed of. … As development continues downtown, we are closer to reaching our goals of increased pride, an increased tax base, and bringing more businesses and jobs to Wichita.

    ssmid-investment-quote-2013

    In its report on the economics of downtown Wichita redevelopment, the Wichita Downtown Development Corporation says:

    The Downtown SSMID (Self Supported Municipal Improvement District — shown above) has seen a ten-year total amount of $396,850,538 in public investment and $564,776,159 in private investment. SSMID property values have increased over $300 million in the last ten years.

    The Wichita Downtown Development Corporation sold the planning process to Wichitans by making the argument that “it will grow existing tax base revenues.”

    Wichita downtown self-supporting municipal improvement district (SSMID) boundary map

    To evaluate the success of the city’s efforts, we might look at the change in assessed property valuation in downtown Wichita over past years. A way to do that is to look at the valuations for property in the Wichita downtown self-supporting municipal improvement district (SSMID). This is a region of the city that pays an additional property tax to fund the activities of the Wichita Downtown Development Corporation. Its boundaries are roughly the Arkansas River east to Washington, and Kellogg north to Central.

    Assessed valuation is the basis for levying property tax. The process starts with an appraised value, which is targeted to be fair market value for the property. Then, that is multiplied by 25 percent for commercial property, or by 11.5 percent for residential property. This produces the assessed value. Multiply that by the sum of the several mill levy rates that apply to the property, and you have the total property tax for that property.

    With all the new projects coming online in downtown Wichita, we should expect that the assessed valuation is rising. As someone converts an old, dilapidated property into something more valuable, appraised and assessed values should rise. As new buildings are built, new appraised and assessed value is created where before there was none (or very little). This process is the success story that Mayor Brewer and boosters of public investment in downtown trumpet, as the mayor did twice in one paragraph in his State of the City Address.

    So what has happened to the assessed valuation of property in downtown Wichita, using the SSMID as a surrogate?

    The answer is that after a period of increasing values, the assessed value of property in downtown has has been declining. The peak was in 2008. The nearby table holds the figures.

    This is the opposite of what we’ve been promised. We’ve been told that public investment in downtown Wichita builds up the tax base.

    Some might excuse this performance by noting there’s been a recession. That’s true. But according to presentations, there has been much activity in downtown Wichita. Hundreds of millions of dollars in worth, we are told.

    So why isn’t the assessed valuation rising? Why is it falling during the time of huge successes?

    Wichita downtown self-supporting municipal improvement district (SSMID) assessed property valuation

    Data can be viewed here.