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154 LAND USE AND ENVIRONMENT 10 • The Impact of Mt. Laurel II on Broader Issues It is impossible to understand the success of the Orange County inclusionary system and why,for instance,5,000 persons would attend a lottery for the right to purchase fifty-eight small condominium units priced between $72,000 and $95,000, deed restricted and price controlled,22 without understanding the in- flationary spiral that hit the California housing market in the 1970s and early 1980s. So, too, it is impossible to understand what is happening in New Jersey without historical perspective. New Jersey, until relatively recently, was a strong home-rule state with a political tradition23 that tolerated and encouraged exclusionary housing to a virtually unparalleled degree. The New Jersey Supreme Court developed a doctrine of presumptive validity of municipal ordinances that was used to virtually rub- berstamp municipal action, including five-acre zoning through- out an entire municipality and, the exclusion of trailer parks. Since the state had no income taxes prior to 1974, and up to that time property taxes supported everything, local governments learned to manipulate land use policies for local tax advantage. More important, local governments, the training grounds for future state politicians, were virtually lawless in their adminis- tration of land use approvals and adherence to enacted Stan- - dards. Lawyers functioned in this morass as lackeys to the "public will" or as peddlers of political favors. It is no accident that New Jersey, the nation's most densely populated state today, stands forty-eighth in the nation in the number of man- - ufactured homes or trailers that have been erected in rela- tion to its housing stock.24 Trailers have not been permitted under most zoning ordinances because they are perceived to area at the time of this writing—$2;500 would just support a 519.000 mortgage. The courts have permitted some flexibility with respect to income figures and family size, in that a two-person family would be assumed to have a lower mecian income than a five-person family, and housing prices are affected by the income levels. Note that the income level is what determines affordability, and afford- ability—not costs—is what determines housing prices. If interest rates or property taxes or insurance costs rise, housing costs must fall. 22 Breckenfeld. note 5 supra. at 149. 23 3 N.Williams,J.,American Land Planning Law:Lund Use and(hr Policy Power # 66005 (1974). 24 The problem of siting mobile homes in New Jersey was studied by the New Jersey legislature (–Report and Recommendations of the Mobile Home Study Commission,– Oct. 1980) by the Legislative Study Commission asp- ,