This paper examines the fiscal motives behind municipal governments' decisions to allocate commercial and residential land when two categories of land use are subject to different fiscal revenue alternatives: business-related tax and/or land rent. We use urban parcel-level land transfers during China’s peak period of urbanization, match commercial parcels with residential parcels, and find significant price discounts on commercial parcels relative to adjacent residential parcels. The observed discounts arise from the future tax flows from commercial use, i.e., expected taxes from developed commercial land reduce its transfer price. We conduct a structural estimation to examine the implications on land use structure of future taxes lowering land transfer prices. Results show that while prospective taxes increase commercial land supply, a significant portion of the favorable treatment impact is mitigated by market price responses, suggesting that the land market counters commercial land favoritism when local revenues include both business-related taxes and land value-based charges. The results have implications for the design of urban public revenue systems.

This study contributes to the understanding of the relationship between Chinese local government debt and house prices by proposing the land channel as a novel explanatory framework. We construct a three-sector equilibrium model and demonstrate that local government debt positively affects house prices through both direct and indirect effects, with the indirect effect operating through the land market. However, the land use efficiency mitigates the positive effect of government debt on land and house prices within indirect effect. These propositions are empirically confirmed using a panel dataset of 260 cities in China from 2011 to 2019.