2000 Census data reveals sprawl’s impact

Sprawl could be a threat to state’s quality of life

By:Michele S. Byers
   When New Jerseyans go to the polls this November, we’ll elect a new governor and a state Legislature. Polls likely will dictate what issues receive the lion’s share of the candidate’s attention. But recently released U.S. Census data reveals that sprawl is a major threat to New Jersey’s quality of life.
   It’s no secret New Jerseyans pay the highest property taxes in the nation, an average of $1,744 in 1998 (the most recent data analyzed). Overall, we paid an average of $3,698 a person in combined state and local taxes, placing us third behind New York and Connecticut.
   The difference between New Jersey and other states is our reliance — some would say OVER-reliance — on property taxes. A distinct pattern emerges if we look at sources of combined state and local tax dollars. In New Jersey, 47 percent come from property taxes, compared with only 35 percent in Connecticut and 20 percent in New York.
   With property taxes generating the largest portion of local revenues, New Jersey’s 566 municipalities feel forced to compete for ratables in order to maintain their revenue streams. The winner of this competition is sprawl!
   Sprawl and property taxes form a vicious circle that chews up farmland and open space, and undermines New Jersey’s quality of life. New developments bring new revenue, but inevitably mean higher costs for local services, like schools, police and fire protection. Ironically, instead of keeping local tax rates down, these new developments raise them.
   The latest Census data also sheds light on the relationship between sprawl and housing affordability. New Jersey moved from second to first in the nation in median household income. So why are so many New Jerseyans struggling to make ends meet?
   One reason may be New Jersey’s lack of affordable housing — not in the statutory sense, but in terms of impact on family budgets. The average monthly mortgage payment in New Jersey is $1,788, and the average rent is $763 (third highest in the nation and 25 percent above the national average). Even families earning well above the official poverty line have trouble keeping a roof over their heads.
   During the 1990s, Census figures reveal, more than 177,000 new single-family homes were built in New Jersey, while only 44,585 multifamily and 11,000 two-family units were added. Sprawl development helps produce a tight housing market in New Jersey, where the median home price is fourth highest in the nation, at just under $172,000.
   The latest Census figures also provide perspective on commuting. "How long’s your commute?" is a common small-talk question. The answer for the average New Jersey commuter is now 28 minutes. Today, over 13 percent of New Jerseyans face commutes of more than one hour each day — a 30-percent increase from a decade ago. Many of us commute more than two hours each way, every day!
   And even though New Jersey ranks second in the nation, with more than 11 percent of commuters using mass transit, the vast majority of us rely on an already overtaxed highway system. Eighty two percent of us drive to work each day, and a staggering 72 percent drive alone!
   Sprawl continues to pull our homes and workplaces farther apart. We spend more and more time commuting than with our families, friends and neighbors.
   Polls are consistent. New Jerseyans agree sprawl is among the most important issues to them. Sprawl links us all: Dependence on property taxes and limited housing choices drives up housing costs, forcing us farther away from existing communities, and into cars for longer commutes.
   As the election season heats up, consider these facts and figures, and compare them to your own experiences. If we want New Jersey to remain a great place to live, we’ll need to pay close attention to the election in the coming weeks.
   For more information on conserving land in New Jersey, please visit NJCF’s Web site at www.njconservation.org, or contact me at 1-888-LAND-SAVE or by e-mail to [email protected].
Michele S. Byers is executive director of the New Jersey Conservation Foundation.