Dealing with HOAs is actually easier - transfer all infrastructure ownership and maintenance to them... you'll see some big changes real fast.

Like treat HOA as a commercial entity for purposes of trash, water and sewage. (HOAs are, de facto, incorporated organizations). Tax land under the roads as plain land.

As for localities - they should be mandated to reassess property values every X years and distribute infrastructure maintenance costs appropriately. I now live in a rural area, and I underpay taxes for the services I get... while smaller houses in town overpay.