The Homevoter Hypothesis: How Home Values Influence Local Government Taxation, School Finance, and Land-Use Policies (Paperback)

~ (Author)
Key Phrases: urban growth line, ten new cities, childless voters, Falls Township, King County, New Jersey (more...)

Editorial Reviews

Review

Although other commentators have bemoaned voter apathy and the lack of civic engagement, Fischel shows how democracy thrives at the local level. As the "homevoter" looks at all the factors that affect property values--good schools, effective management of traffic, fewer undesirable uses such as landfills and prisons--he or she becomes politically engaged...The Homevoter Hypothesis...[is] an important contribution to the ongoing conversation about how best to manage growth.
--Anthony Flint (Boston Globe )

Fischel...describes "homevoters" as homeowners whose votes determine the character of local government. From their ranks comes the median voter, whose needs are most likely to be met by democratically elected officials...Fiscal efficiency in local government, Fischel argues, requires close correspondence between taxes and the services they fund...Fischel rounds out his brief for local government with examples, anecdotes, and further suggestions for reform. Though best characterized as advocacy economics, the work is well documented and thoroughly researched, encouraging the diligent reader to engage in the debate. Recommended.
--R. S. Hewett (Choice )

The Homevoter Hypothesis is a valuable contribution to debates over how to allocate land use and environmental regulatory authority among the federal, state, regional, and local governments. Fischel bring sorely needed balance to those debates. He systematically builds a theory favoring local control over land use by bringing a large and wide-ranging literature to bear on the problems of localism versus federalism. It is a very important book.
--Vicki Been, New York University School of Law

The Homevoter Hypothesis was a pleasure to read. Fischel has a unique style for an economist. This book is full of anecdotes and personal observations, yet underlying these stories and observations is very impressive scholarship. Fischel has read and internalized everything worth reading in this area, and this scholarship comes through very clearly. This book shows a different and refreshing prospective; it is rich in detail and content, but also very coherent.
--Jon Sonstelie, University of California, Santa Barbara

Review

The Homevoter Hypothesis is a valuable contribution to debates over how to allocate land use and environmental regulatory authority among the federal, state, regional, and local governments. Fischel bring sorely needed balance to those debates. He systematically builds a theory favoring local control over land use by bringing a large and wide-ranging literature to bear on the problems of localism versus federalism. It is a very important book.
--Vicki Been, New York University School of Law --This text refers to the Hardcover edition.

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Product Details

• Paperback: 344 pages
• Publisher: Harvard University Press (February 15, 2005)
• Language: English
• ISBN-10: 0674015959
• ISBN-13: 978-0674015951
• Product Dimensions: 8.3 x 5.8 x 0.9 inches
• Shipping Weight: 1.1 pounds (View shipping rates and policies)
• Average Customer Review: 4.5 out of 5 stars  See all reviews (2 customer reviews)
• Amazon.com Sales Rank: #138,104 in Books (See Bestsellers in Books)

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Most Helpful Customer Reviews

12 of 15 people found the following review helpful:

5.0 out of 5 stars "I've Got Mine, Jack!", January 3, 2002

By	Wayne C. Lusvardi (Pasadena, CA United States) - See all my reviews (REAL NAME)

This review is from: The Homevoter Hypothesis: How Home Values Influence Local Government Taxation, School Finance, and Land-Use Policies (Hardcover)

There are scads of good books on state and Federal government, but few on local government. William Fischel's The Homevoter Hypothesis is an exception and is an apparent classic on local government. Fischel's book advances more than an "hypothesis." It is a "correlation" that convincingly describes from case studies and case law how real estate economics drives local government. Fischel reports that housing equity in the U.S. is eleven times as large as liquid assets among all homeowners. Home equity value is the largest asset of private wealth. But this equity value is constantly under threat from external forces ("externalities") beyond the control of property owners except by government intervention. Homes are an immovable asset whose value can't be insured against a wipeout of equity. Homeowners will consent to the impositions of municipal and school district financing, zoning, growth controls, and environmental regulations only to the extent that they protect home values, or can be "capitalized" (converted) into higher property values. Fischel advances what he calls the "Tiebout Hypothesis" (from Charles Tiebout) that "people vote with their feet" by moving or shopping for a locality to maximize their wealth. Actually, because real estate is an immobile asset, Fischel's theorem might be more accurately restated as "people put their feet to the vote" or "stake their home value to the vote."
Fischel sometimes uses elegant terms ("homevoter," "unlovely land uses"), classical phrases ("people who buy houses are more careful about it than almost any other transaction, save perhaps getting married"), and even employs a reverse golden rule of sorts ("municipalities will foist disamenities on their neighbor that they would not do unto themselves"). Sometimes Fischel uses blunt summarization such as when he writes that the "Smart Growth Movement" and growth controls "seem to act more like a cartel for those already in possession of suburban homes than as a rationalizer of metropolitan development patterns." Fischel includes helpful subheadings in each chapter, reminiscent of Machiavelli's classic The Prince, that succinctly tell you what he is driving at. Unlike most economics texts, there are no obfuscating "supply and demand" tables in this book.
My only disappointment with the book is that Fischel did not go far enough. For instance, what just compensation is to be provided to landowners whose property has been downzoned for environmental preservation by local government, then acquired by a state or federal agency, or a non-government organization (NGO), for the same preservation use for which it was downzoned? When local government downzones a property to buy it on the cheap it is typically considered a confiscatory taking. What is the difference when two levels of government act in concert to accomplish the same thing, both in response to the same incumbent home voting constituency? Moreover, such interference with real estate markets often results in a situation where there no longer is available any land sales market data from which to determine the value of a property, except government and non-government organization sales that can not be considered under government real estate appraisal standards (see reviewer's "Valuing Nature Land in 'Extinct' Markets," Appraisal Journal, 1998). Another example would be toxic waste site cleanup policies that are less concerned with the "health effects" than "wealth effects" to surrounding property values (see reviewer's "But is it Market Value?" Appraisal Journal, 1999 and "The Externality Principle: Value Transfers from Toxic Waste Site Cleanups as a Basis for Regulatory Takings," Environmental Claims Journal, 2001). How can "people vote with their feet" when growth controls are meant to put one's feet in cement so to speak? Perhaps Fischel will follow up with a sequel that can address such dilemmas in greater depth? The Homevoter Hypothesis is an indispensable book for city managers, local politicians, zoning and school boards, and the legal and real estate professions. I give it an unqualified highest rating.
Wayne Lusvardi
The opinions expressed above are solely those of the reviewer.

4.0 out of 5 stars Good supplemental text on local government and zoning, January 6, 2007

By	Zoey McWilliamson (Phoenix, AZ) - See all my reviews

This makes a great required second book in a local government/administration course. As a matter of fact, it should be required reading for city councilmen all over America.

Fischel does a good job of proving the "people vote with their feet" hypothesis, but more importantly, he ties property values to virtually every local government action (and inaction). Virtually everything that city government does is capitalized into property values -- sometimes with negative effects and sometimes with positive effects. Americans are extremely mobile, moving every 4 years, so we really do vote with our feet to a greater extent than most city governments care to accept.