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So call it a use tax instead of a property tax. Same with a car. You can own it, but you can't use it unless you pay the fees.
Sure you can, you just can't use it on public roads. There are people with large areas of land, farmers for instance, who buy cars only for use on their land and they never register them or insure them because they don't have to. They're not using them on public roads.
If you want to call property tax a use tax, lets say I own some land that I never use, I don't live on it and I don't go to it. Should I still have to pay a "use" tax even though Im not using it?