STRIB article
A couple of weeks ago, the Strib ran a front-page story on property tax increases on St. Paul homes. Shannon Prather, Kate Galioto, and Dave Orrick, Squeezed on Home Front (STRIB, 12/11/22). The headline is from the print story; the online headline differs slightly.
Both St. Paul and Minneapolis raised their levies for taxes payable in 2023 by quite a bit, as have Ramsey and Hennepin counties. St. Paul’s increase is magnified by the city shifting street and other assessments to its property tax to respond to a lawsuit invalidating frontage assessments. The combined effect is a 15% city levy increase. Disproportionately large increases in home market values add to their tax increases since property taxes spread fixed dollar levies over the tax base. The effects appear to be largest in neighborhoods with lower value homes, according to the article. So, the increases will affect lower income homeowners most heavily.
The article does not mention it, but the structure of the state homestead exclusion, which drops as values rise, contributes to the increases for lower-value homes with value increases. This is a side effect of the legislature’s denial of the exclusion to higher value homes.
The story provides the standard fare, based on interviews of homeowners with big increases (55%, 28%, and 19% are three examples cited), as to the adverse effects on their personal budgets. The third graph of the story quotes one homeowner:
“You are squeezing us out. Why don’t you buy us out, us older folks?” said Stickney, a runner for a title and escrow company. “It’s just impossible.”
Shannon Prather, Kate Galioto, and Dave Orrick, Squeezed on Home Front (STRIB, 12/11/22).
Why it interested me
This is a scenario that periodically plays out. I cannot remember how many similar stories that I have seen over the years. A lot. So, a story like this is not something I would ordinarily pay much attention to, but in this case three of its paragraphs highlight a systematic problem with how state homeowner property tax relief is delivered and thus perceived.
These are the first two paragraphs of the story:
St. Paul homeowner Roxanne Stickney will spend 10% of her take-home pay on her property tax bill next year.
The taxes on her two-bedroom East Side home will jump more than 55% in a year’s time to more than $3,000. The single mom’s frustration spilled out as she, along with dozens of other demoralized homeowners, addressed the City Council last week.
Shannon Prather, Kate Galioto, and Dave Orrick, Twin Cities property taxes jump, cutting deep into family budgets (STRIB, 12/11/22)
Take-home pay is not a complete measure of income. But Ms. Stickney must be paying well over 7% or 8% of her income in property tax, well over her state income tax rate.
A large portion of the story is spent interviewing local and state officials, a fair number of whom blame the problem on the state’s failure to increase aid to local governments, which help to hold down property taxes. The third paragraph (the one caused me to write this post) is buried near the end of the story, when it discusses potential state property tax relief programs:
Homeowners who see property tax increases of more than 12% can tap into a state property tax refund program. There’s also a state program that allows older homeowners earning less than $60,000 a year to defer tax payments.
Shannon Prather, Kate Galioto, and Dave Orrick, Twin Cities property taxes jump, cutting deep into family budgets (STRIB, 12/11/22)
I had two reactions to that paragraph, one mundane but revealing of a second more systematic problem with the political economy of “circuit breaker” style property tax relief. The first was that it reflected inattentive or incomplete journalism that illustrated the effective invisibility of the income adjusted property tax relief provided though the state Homestead Credit Refund or HCR.
Incomplete reporting
I don’t want to be too harsh. Tax issues are complicated and most journalists cover them only sporadically. Reporters typically are liberal-arts-educated generalists with little finance or economics training, putting the nuances of tax outside their wheelhouses. But the story has an important omission in the third paragraph I quoted above. It ignores the state’s main property tax relief program.
The paragraph identifies two state property tax relief programs that could help the homeowners covered by story – (1) special (“targeting”) refunds of up to $1,000 for those with property tax increases of more than 12% and $100; and (2) the deferral program for seniors who have owned their homes for more than 15 years and have incomes below $60,000.
This is accurate, as far as it goes, but is incomplete. These two programs are minor, at best. The special refund or targeting will pay an estimated $7.4 million in refunds for FY2023, based on the November MMB forecast (p. 9). That compares with more than $5 in billion property taxes paid by homes. In other words, a trivial amount. Yes, it is explicitly directed at the crux of the story, large property tax increases on homes, so it will help the homeowners with the increases for a year or two. The second program, senior deferral, has struggled to attract enrollees. In 2020 it was reported to have 341 enrollees. An even more minor program.
By contrast, the state has a very generous income adjusted, property tax relief program for homeowners, the state Homestead Credit Refund or HCR, which the story does not mention. This program is estimated to deliver $616.7 million in state refunds to homeowners for FY 2023 under the November forecast. It provides relief when property taxes exceed specified percentages of household income (the highest threshold is 2.5%) and income is below about $125,000. It often pays half of the tax (even more for those with incomes below $60,000) up to a maximum of more than $1,500.
Applying this to the very sympathetic case in the first two graphs of the STRIB story, Ms. Stickey is very likely to have this program provide a refund of 50% or more of her property tax, considerably mitigating the impact of the increase. If she was getting a state refund for half or more of her property taxes, the lower numbers involved make for a less compelling a story. (Algebraically, the percentage increase does not change, but the dollar amount is more modest.) Unlike targeting, the HCR’s relief applies year after year. The failure to include this in discussing state relief programs is an unfortunate oversight, an error of omission. Especially when two minor programs are referenced. Targeting will likely provide additional temporary relief for Ms. Stickley further mitigating the short run effects of the increase.
Interestingly, when I looked at the article online. The Internet link included in the story was to a DOR page that described both the special refund or targeting credit and the regular HCR. So, if whoever generated the link had read the detail, they would have discovered the more generous and widely applicable program. I don’t want to be too critical given the time demands on reporters and decreasing numbers of them with the hard times the newspaper business has fallen on.
Invisibility of the HCR
More importantly, the story illustrates a more systematic problem with the HCR program. It too often is overlooked or forgotten in the public conversation about homeowner property taxes.
The HCR is a circuit breaker style program; as property tax rises as a percentage of income, the circuit breaker kicks in and provide state relief. Hence, the description as a circuit breaker. The income thresholds that trigger relief range from 1% at the lowest income levels to 2.5% at the highest eligible incomes. The refund percentages (i.e., how much the state refund effectively pays above the threshold percentage of income) ranges from 95% (!!!) at the lowest income level to 50% for those with the highest eligible incomes (about $130,000 for 2023). The maximum credit is over $1,500. The maximum starts to phase out above $100,000 of income.
Describing its parameters make it obvious how very generous the program is for modest income homeowners. If the state’s goal is to provide relief to average income homeowners who have a difficult time affording their property taxes, it is a cost-effective way to do that. It only provides relief to homeowners (e.g., not owners of other property types) and only to those whose property taxes are high relative to their incomes. Providing state aid to local governments (extensively covered in the story) is a very expensive and untargeted way to provide relief to homeowners.
The political economy problem with the HCR is its relative invisibility. Hence, the story’s failure to discuss its effects (I assume anyway). I think that stems from a confluence of factors:
- It’s disconnected from the actual property tax bill. Because it is based in part on income, homeowners must pay their property taxes and separately apply to the state for a refund. Providing it directly on property tax bills would require either making property tax bills private or disclosing homeowners’ incomes to the public. In many cases, application will be done by their tax preparer as part of filing income taxes or by individuals using income tax preparation software. As a result, many individuals may not perceived it as reduced property taxes but just some state refund, perhaps of income tax.
- Many eligible homeowners likely do not claim their refunds. A recent DOR revenue estimate asserts 425,000 eligible individuals (that includes renters eligible for the renters property tax refund) do not file. I’m not sure how that estimate was done or how accurate it is, but it follows conventional wisdom for circuit breaker programs generally. (As an aside, if nonparticipation is really that high, it is borderline scandalous. It dramatically undercuts the effectiveness and equity of the program.) The circuit breaker/HCR structure is complicated, making it hard for people to know if they qualify. A typical homeowner may check to see if she qualifies in one year and if she doesn’t, then assume that will continue in future years. If her income drops, property tax increases, or both, she may become eligible but be unaware. Tax preparers may not check. Most taxpayers who do their own income tax use tax preparation software. Some software does not include the HCR and if it does, users may simply opt not to go through the necessary routine (questions) to see if they qualify because they did not in a prior year.
- It is a PR and political orphan. There is no natural interest group that publicizes the availability and parameters of the HCR. This is what the STRIB story illustrates in spades. No one, other than homeowners themselves, has a vested interest in publicizing or reminding the public about the HCR. By contrast, state aid to local governments has a legion of lobbyists and local officials banging the drum for aid program funding in the legislature and public conversations to justify their legislative asks for more aid or the lack of it to justify why they increased their levies. Reporters who heavily rely on information from public meetings, legislative discussions, and interviewing elected officials pick up on this. By contrast, nobody publicizes the HCR. As a result, it fades from view and public consciousness.
It’s worth noting here, repeating points I made in my post on city sales taxes, that property tax relief or reduction is not a principal purpose for state aid to cities, counties, and schools. It is a nice side effect, but the real purpose of those aid programs lies elsewhere. Their primary purposes differ somewhat for categorical aid (e.g., transportation aid for schools) and block grant aid (e.g., LGA). But in general, they seek to ensure an adequate level of service across the state (e.g., a quality education. social services, etc.) without regard to tax base and/or to adjust for the effects of spillover costs and benefits resulting from local government service delivery and taxation. But local governments and their lobbyists for obvious reasons tend to play up the property tax relief effects of state aid, rather than focusing on their primary purposes which are less politically appealing. Both Democrats and especially Republicans like tax cuts. So, no surprise proponents of state aid increases pitch them as property tax cuts. But state aid to local governments is an expensive and a very cost ineffective way to deliver property tax relief to homeowners. The HCR is more targeted and effective, as well as cheaper.
What can be done?
Since one of HCR’s fundamental problems is a lack of a natural mouthpiece or megaphone publicizing its benefits, one solution is for the state to take responsibility or to hire others to do so. That could be through advertising (beyond PSAs run when no one is watching), outreach to tax preparers, providing online tools on DOR’s website to calculate eligibility and estimated benefits, and similar. The legislature would need to appropriate money to do that and provide some direction as to how to do so. However, it is not something that government entities are typically very good at doing.
Another possibility would be to simplify HCR’s parameters to make program eligibility and benefits easier to understand. That could help homeowners more easily intuit its benefits without going through complicated calculations. A favorite idea of mine is to set one threshold – e.g., 2% of income to pick an arbitrary number – that applies to all income levels. This would allow saying something like: “If you pay more than 2% of your income in property taxes and your income is lower than $130,000, you can get a refund.” Making a change like that would shift benefits under the program around a bit (full disclosure: hurting those with lower incomes). But if it results in more people benefiting because they now file, that may be a reasonable tradeoff.
In any case, greater efforts to publicize the program are needed and simplification of its parameters (perhaps sacrificing some equity and progressivity) could help.
Other HCR improvements
I can’t let the opportunity pass without listing my three pet ideas for improving the HCR. I pitched these ideas at various times to legislators when I was working and they were rebuffed or ignored, so I am under no illusion that they will be seriously considered but I still feel compelled to describe them and why I think they make sense. Their lack of political appeal will be especially true in the current environment of mega surpluses, because the first two changes are premised on the idea that the program is overly generous and could be cutback without harming its basic function.
My three ideas are:
- Limit the tax that qualifies for the HCR to that attributed to a specified amount of market value, i.e., limiting the qualifying tax on very high value homes.
- Redefine household income to add back depreciation deductions.
- Increase the maximum refund by a material amount but only if the first two suggestions are adopted.
Short explanations of my rationale follow.
Market value limit. The HCR allows a homeowner to claim a refund based on the total tax paid on the home without regard to its value, whether it is worth $150K or $2M. The maximum limit on the refund (about $1,500) prevents this from getting out of hand. But allowing the tax on an unlimited amount of market value rewards individuals with a strong preference for consuming housing. So, one family that prefers spending a high percentage of their income on housing benefits at the expense of another that allocates more resources to other consumption. That is both unfair and market distorting.
It also helps people who have variable incomes like business owners and those working on commission; they buy homes based on their average incomes over multiple years and the HCR helps pay their property tax in years when their incomes are low. If their incomes were more stable, they would get less. I think this is a flaw; others disagree and think it is a feature.
[More explanation on the politics of this change: Individuals who purchased homes long ago in now hot real estate areas, causing their home values to rise a lot, present sympathetic political cases. Their luck in realizing outsized value increases (they won a mini lottery of sorts) is now “taxing them out of their homes” in political parlance. Legislators usually want to protect them. As an abstract policy matter, they probably don’t deserve it. Few elected officials would dare to tell them that, even indirectly by limiting their HCRs.]
I would address this by limiting the tax that qualifies for the HCR to a maximum market value amount – it could be some multiple of the state median homestead market value, the market value break point for the 1% class rate, or another amount. It should be indexed for inflation but should not vary by county or region to keep things simple, even though that favors homeowners Greater Minnesota where home values are systematically lower.
Obviously, this change would reduce refunds paid. The savings could be plowed back into the program by increasing the maximum credit (see below) or by making other enhancements. Or it could wait to a time when the state budget it tight and savings need to be found.
Redefine household income. Circuit breaker programs are based on income, so a definition of income must be devised. In a perfect world, a comprehensive measure of annualized lifetime (permanent) income would be used. This would filter out the year-to-year variability and the distortions caused by tax accounting. Of course, we’re stuck in a world where practicality dictates reality.
The HCR (and property tax refund for renters) uses household income, a very broad definition of income that includes most exempt income, such a tax-exempt bond interest, untaxed social security benefits, and similar, to determine eligibility and the refund amount. The idea is to come up with as broad a measure of a homeowner’s ability to pay property taxes as practical using tax accounting rules.
One flaw in this definition is that it fully allows owners of businesses, including real estate investors, who qualify as active under the passive loss rules to reduce their incomes with depreciation deductions. These deductions are (in common parlance) “paper losses.” Economic depreciation (i.e., the economic cost of a business’s machinery wearing out) should be allowed to reduce income but tax depreciation rules allow much faster deductions to encourage investment. Section 179 and bonus depreciation allow full deduction in the year a machine or equipment that may provide years of service is put in service. Allowing these paper losses mismeasures the ability to pay property taxes. It’s not practical to disallow only the acceleration (so true economic depreciation could be deducted), so I would disallow all depreciation as a better compromise than allowing the accelerated amount. This is, after all, a low and middle-income relief program, not an income tax.
As it stands now, I suspect that quite a few business owners (particularly of real estate) qualify for maximum HCRs on valuable homes. In my opinion, this is inconsistent with the purpose of the HCR. I do not have hard evidence for it but two anecdotes (the first of which I privately pointed out to a few legislators to no effect) provides what I think is good evidence for it.
- In 2011, Governor Dayton’s budget proposed a state tax on homes with estimated market values over $1 million dollars. DOR prepared an incidence analysis of the taxes in his budget (i.e., an analysis of the economic burden of proposed taxes by income class). This analysis (Table 1, p. 5) showed that 9% of the tax on million-dollar homes would be paid by individuals in the very lowest income decile (income lower than $11,298). As the analysis notes (p. 2) that “reflects taxpayers with low incomes because they reported large business losses.” Obviously, almost 10% of the state’s most valuable homes are not owned by its lowest income residents. That anomaly occurs because we’re not measuring income very well, (DOR’s incidence database was used to do the estimate. It assumes tax depreciation is a real reduction in measuring business income and, of course, is stuck using annual rather than permanent or lifetime income, so year-to-year variability is a factor.) Much of that is likely attributable to depreciation deductions. To be fair, some of the effect may be due to the recession, since the income data used for that analysis were from calendar year 2008, extrapolated to 2013. 2008 was the first full year of the Great Recession. In any case, most of these individuals (i.e., for homesteads not second, third, or fourth homes) received the maximum HCR. One would assume that most have plenty of ability to pay the full taxes, despite either paper losses or transitory low incomes.
- The ProPublica stories revealed a fair number of very wealthy individuals paying little or no federal tax because they used business losses (again, probably mostly accelerated depreciation or similar paper losses) to zero out their incomes or simply by living on borrowing against their portfolios. If they lived in Minnesota, they would get the maximum HCR on their homesteads. ProPublica’s stories, of course, revealed that some of them received federal tax benefits intended for lower income taxpayers.
As an aside, the 2022 House tax bill greatly simplified the definition of household income by adopting AGI as its income measure. I generally support simplification for a variety of reasons, but not in this case. Major simplification could be achieved by dropping some adjustments for retirement plan contributions and distributions, which involve more minor amounts but add a lot of complexity, but it is unnecessary to drop large categories of income, like untaxed social security, tax-exempt bond interest, and similar, that are easily known and simple. Those changes increase the cost of the program while decreasing its horizontal equity. Using the broadest practical measure of income become even more important if efforts are undertaken to increase participation or the maximum refund is raised.
Raise the maximum credit. My third idea is to increase the maximum HCR amount substantially, perhaps doubling or tripling it. This should only be done if both the market value limit and income definitional changes are made. Otherwise, increasing the maximums would be a bonanza for those faux low-income owners of very valuable homes. For example, wealthy owners of real estate interests (the Donald Trumps or Steve Rosses of Minnesota) would get multi-thousand-dollar refunds of their property taxes year after year. Proposals to do that were made various times during the last decade without any changes in income or qualifying tax. Fortunately, they were not enacted.
Another illustration: When the targeting refund program was reenacted in the early 1990s, it did not have a maximum refund limit. That caused at least one 5-figure refund to be paid to a homeowner with a very large tax increase. The legislature responded by imposing a $1,500 maximum refund limit in 1992 (art. 2 § 30), the first year after the sizable refund was revealed. That limit was further reduced to the current $1,000 in 1994 (art.4 § 3) and has not been adjusted for inflation. It probably should be increased after almost 30 years of inflation.
Update 1/20/2023
A recent MinnPost column on St. Paul’s proposal to increase its sales tax for street improvements provides another illustration of the disconnect regarding the effects of the HCR. The column grudgingly accepts the idea of increasing the sales tax because of the desperate state of the city’s streets. It allows that the tax is regressive but waves that off as still being slightly better than using property taxes:
Even though Minnesota exempts food and clothing, sales taxes remain regressive (though marginally less so than the property tax).
Bill Lindeke, Like it or not, St. Paul needs a new sales tax to fix roads (1/20/23)
That statement may be close to accurate if you ignore the effect of the HCR. Here’s a quote from the Department of Revenue’s 2021 Tax Incidence Study that directly addresses the issue of the two taxes’ relative regressivity (its use of “PTR” and “property refunds” refers to the program that includes both the HCR and the similar program for renters):
Although residential property tax burdens (after PTR) are regressive, they are noticeably less regressive than either sales taxes or “all other taxes.” This is mostly due to the impact of property tax refunds. In their absence, the Suits index for residential property taxes would be -0.194 – much closer to that of state and local sales taxes (-0.196).
DOR, 2021 Minnesota Tax Incidence Study, p. 33 (3/4/2021) [Emphasis added and footnote omitted.]
Moreover, if the city were to raise property taxes to pay more for streets and roads, homeowners who qualify for the HCR and are not receiving the maximum refund (most) would see an increase in their HCRs pay part of the tab. Put another way, the state would indirectly pay some of the cost through the HCR. For many homeowners, it would be half of the cost. The HCR functions as a sort of indirect state aid paid to homeowners, rather than local governments.
Note: I’m not advocating St. Paul finance street and road improvements with property tax increases, just pointing out the HCR’s interaction with property increases and how that reality is typically missed by thoughtful observers. I may (or not) post some of my thoughts about St. Paul’s proposal from a more general perspective. A big element of the problem, not discussed in the MinnPost column, results from inflation’s erosion of gas tax revenues. Local governments receive a share of the state’s gas tax revenues. Its failure to keep pace with inflation (i.e., the legislature’s failure to increase its fixed-cents-per-gallon rate) has caused those revenues to lag dramatically. I covered that in this post. The failure of the tax to keep up with inflation has cost local governments billions of dollars in state aid for streets, road, and highways over the last few decades. That lost aid surely has been a factor in the deferred maintenance of St. Paul streets.



