Los precios del suelo urbano, agregación de valor y derechos de propiedad
Urban Land Prices, Value Aggregation, and Property Rights
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En una economía de mercado, los precios de los bienes no necesariamente reflejan los derechos de propiedad de los factores productivos que agregan valor. Si la captura de la renta de la tierra agrícola fue ilegítima desde la economía clásica, la renta de la tierra urbana lo es aún más. Si la fertilidad era una cualidad natural del suelo, el propietario no aportaba nada adicional; en una economía urbana moderna, la “fertilidad” del suelo de un predio urbano proviene de la aglomeración. Los derechos de propiedad y de edificabilidad están inmersos, pero es evidente que este último es exógeno: la colectividad lo asigna o redefine, puesto que el interés individual no puede sobreponerse al interés de la sociedad. Entonces, ¿de dónde proviene el derecho a apropiarse del excedente colectivo implícito en el derecho a construir? La captación de rentas por parte de la comunidad permite financiar el desarrollo urbano, y su legitimidad deriva tanto de la fertilidad de la aglomeración como de la posibilidad de capitalizar cambios regulatorios en las ciudades. En este sentido, es necesario redefinir los acuerdos sociales para promover el avance del desarrollo.
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