Friday, December 4, 2020
By NEIL HARTNELL
Tribune Business Editor
nhartnell@tribunemedia.net
Realtors yesterday slammed the IMF's renewed call to increase real property tax rates on high-end homes as akin to "going to the same well and finding it's always dry".
Christine Wallace-Whitfield, the Bahamas Real Estate Association's (BREA) president, told Tribune Business that tax increases would only serve to undermine The Bahamas' competitiveness and deter foreign direct investment (FDI) at a time when this nation needed every cent of foreign currency it can get.
Responding to the International Monetary Fund's (IMF) suggestion that The Bahamas increase the real property tax rate for "higher value residences", she argued that this market segment first needed to be better defined for BREA to properly respond.
"Raising taxes on anything right now I don't think is a wise decision," she said. "We're trying to come out of this pandemic and we're still trying to recover from Hurricane Dorian, especially Abaco and Grand Bahama.
"It's a bad time to think about raising anything at this point. We've had devastation after devastation in the Out Islands with Hurricane Dorian and then the pandemic. It's not been easy. Raising the tax on the high end, we're trying to encourage foreign direct investment and get them to come here. We don't want to put anybody off."
The IMF's latest call mirrors some of the recommendations recently unveiled by the Government-appointed Economic Recovery Committee (ERC), which suggested increasing the $60,000 real property tax 'cap' or ceiling, and for real property tax to be levied on "high end" Bahamian-owned properties in the Family Islands.
Many Bahamians will likely welcome increased fees and taxes being levied on wealthy foreign buyers as a means to generate some revenues for a cash-strapped Public Treasury that is facing a $1.327bn deficit for the 2020-2021 Budget year.
They will perceive such buyers as having the means to afford such increases, even amid the COVID-19 pandemic, and there is an increasing view that taxation should be linked to ability to pay. There will also be some who view the real estate industry as desirous of imposing tax increases on any sector but their own.
However, Mario Carey, the Better Homes and Gardens Real Estate MCR Group Bahamas principal, argued to Tribune Business that simply looking to the same revenue sources time after time was a "non-visionary and very lazy approach" to addressing the tax shortfalls created by COVID-19.
Besides questioning the focus on the "dysfunctional" real property tax system, given that the Auditor-General has consistently said more than $500m in revenues and penalties remain uncollected, Mr Carey argued that the Government should switch its revenue-raising gaze from the land to the sea.
Calling for The Bahamas to tax yachts visiting and transiting its waters based on the miles they have travelled, Mr Carey said seabed leases - which the Crown often agrees with developers for a nominal annual fee - and dock slips also represented areas for increased revenue earnings.
"I think that seems to be an easy statement to make," he added of the IMF's call for a higher rate than the present 1 percent on upper-end properties. "It's easy to say tax the wealthy. I always say the wealthier are the worst ones to get money from. I still don't think that should be the only thing."
Questioning why the IMF would call for a rate increase, rather than the Government collect the existing nine-figure sum in outstanding real property taxes, Mr Carey said the absence of serious enforcement and penalties for non-compliance meant there was little merit to its suggestion.
"It doesn't make sense," he told this newspaper. "How can they have this conversation when you have a dysfunctional system in place? They just think land-based taxation? What about sea-based taxation? How can you give a guy a seabed lease for $1 a year and he's selling dock slips for $10,000 a foot? Why go after the same group of people instead of fixing the problems?"
Mr Carey, asserting that dock slips were being sold at between $10,000-$12,000 per foot in high-end marinas on the upper end, and $3,500 feet at the bottom, continued: "Ninety-nine percent of the people making these deals, the sellers, are foreigners, and the buyers are foreigners. You don't see many Bahamians buying dock space for $10,000 a foot.
"It's a non-creative, non-visionary and very lazy approach if you ask me. It's like going to the same well and finding there is no water there again instead of trying to find another well, or giving somebody fish instead of teaching them how to fish.
"The wealthy are very sensitive to being punished with tax increases. They won't give you their money without some good reason. They need to talk about new sources of revenue that are under-taxed, under utilised. Look at all the old agreements for tax concessions," Mr Carey added.
"The point is to get it done instead of coming back to real estate and taxing the wealthy all the time. It's so easy to have that conversation, but the hard work is coming up with ideas that make sense."
Comments
donald says...
Why not cut government spending?
Posted 5 December 2020, 3:47 a.m. Suggest removal
Porcupine says...
Yes, definitely. But, the discussion should be on what. Health care, education and social services? Or, travel expenses for politicians wives, overblown pensions for politicians, buying hotels, and propping up failed institutions? We do too many political shenanigans in this country for people to take anything seriously. It is a pissing contest between mostly men, at the expense of looking out for, and working for, the good of The People. Remember them? The People.
Posted 5 December 2020, 8:58 a.m. Suggest removal
donald says...
I'm sure if you got under the hood, you would be surprised how much waste there is. A good start would be for government to get out of the hotel, airline, banking, phone and cable business.
Posted 6 December 2020, 7:56 a.m. Suggest removal
BahamaPundit says...
Wish people would stop calling it "waste" and "mismanagement" and call it what it is: Corruption.
Posted 6 December 2020, 11:44 p.m. Suggest removal
Porcupine says...
I agree with Carey on the seabed and yachts. However, the high end properties need to be taxed more. We need to begin to shift the tax burden, our regressive tax burden, away from the poorest and working class and more to those who can afford it. Is this unreasonable? Of course not. The richest have seen their wealth grow and grow. Yet, they are opposed to seeing any increases in their taxes to own property in The Bahamas? Doesn't sound right to me, yet this is their ongoing argument. They don't mind seeing their earnings in the stock market grow by leaps and bounds, but god forbid that their taxes should be raised. That is why they spend large sums on accountants and lawyers, isn't it? To keep them from paying taxes. So, while I hear Mr. Carey's complaints, it should be clear that we need to move away from regressive taxation, towards more progressive taxation. Of course that conversation is far far behind the times, if only because our media only interviews the richest and those who work for the richest.
And, of course Foreign Direct Investment, which if analyzed, would be found to be wanting in actual contributions to Bahamian society. But, it sure helps the political class and the real estate brokers.
We need a more fair way of taxation to run this country. The current reliance on Customs Duty and Excise tax, 90% of tax revenue for this country, unquestionably places an unfair burden on those of us who can least afford it.
Posted 5 December 2020, 6:02 a.m. Suggest removal
Proguing says...
How about we start collecting taxes due, before increasing tax rates?
Posted 5 December 2020, 2:28 p.m. Suggest removal
Porcupine says...
Forget about the IMF. We already know who they are. We already know that they have the best interests of the money men at heart, not average people, or Bahamians. That does not mean that they do not have a point. However, it is incumbent upon us to use our own resources to utilize and tax for the benefit of this nation and, IT"S PEOPLE. Yes, the political class is a major part of the problem, but so too are those capable of seeing how unfair our tax system is, yet refuse to condemn it because it would have an impact, even slightly, on their own income potential. We, as a society, have encouraged this winner take all, and the all for me attitude. It is up to us to understand that we are enabling a system that will destroy the fabric of this nation. As usual, those with the money will flee to places more suitable to their liking. We need to charge much more to live in paradise. Presently, the richest have way too many benefits over the average Bahamian. Is it too much to ask for us to level the playing field?
Posted 5 December 2020, 6:11 a.m. Suggest removal
Honestman says...
"We need to charge much more to live in paradise."
Porcupine, exactly what Paradise are you referring to? It surely can't be The Bahamas! Persons with significant wealth have a choice as to where they reside. Why would you chose The Bahamas? We are a country that is right in the hurricane hot spot where crime is rampant, the jail is overcrowded, the justice system is overwhelmed, private health care costs an arm and a leg, public health care is sub-standard, supermarket prices are a rip off, electricity is over-priced and unreliable, customer service in the public sector is dreadful, our ease of doing business ranking is one of the worst in the world, the cost of buying and selling real estate is outrageous, political patronage is rife, you need a mortgage to eat out at the best restaurants, downtown Nassau is an eye sore. With all of this, the country should be incentivizing foreigners to bring their wealth here not charging them more.
Posted 5 December 2020, 9:31 a.m. Suggest removal
tribanon says...
And all of the undesirable things you speak of have come about because of decades of a most unfair and regressive tax system that has literally starved our nation of the funds it needs to sustain itself. The wealthy with ties to our country have never worried about most of the things you mention because they have the ability to hop on a plane to get whatever they may want or need elsewhere. For them it will always be much more advantageous to live that way than be subject to a fairer and more progressive tax system in The Bahamas. Frankly, I'm all for introducing an exit tax and letting those who don't want a more equitable tax system leave and starve some other dumb country willing to give them a free ride.
Posted 5 December 2020, 2 p.m. Suggest removal
BahamaPundit says...
I don't think the rich or poor should have to pay and bail out the country due to the actions of corrupt politicians. This was a rich country at one point and still could easily have been, had not so many secret deals been made under the table by our leaders.
Posted 6 December 2020, 11:50 p.m. Suggest removal
tribanon says...
Unfortunately it's not just our past and current corrupt politicians and their family members who have managed to get filthy rich from their secret deals. A good number of their corrupt business partners and cronies (both local and foreign) not involved in day-to-day active politics have also been made greatly wealthy through a myriad of secret corrupt dealings.
Posted 7 December 2020, 12:27 p.m. Suggest removal
Proguing says...
Realtors need to lower their fees if they want to stimulate the real estate market. 6% is way to high.
Posted 6 December 2020, 11:31 a.m. Suggest removal
tribanon says...
No one with an ounce of sense has paid a 6% commission in recent years.
Posted 6 December 2020, 8:17 p.m. Suggest removal
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