distinctively different a new approach to valuing architectural amenities we propose a method to estimate the capitalized value of the architectural design quality of a neighbourhood our economic design premium is identified by spatially differentiating property prices and design quality within neighbourhoods and comparing the differences across neighbourhoods we apply our method to 47 conservation area neighbourhoods in england in which we analyse around 7900 property transactions and interview more than 500 residents we find a capitalization effect of about 25 4 38 7k associated with a one step increase on a five step scale ranging from not at all distinctive to very distinctive our results suggest that this effect is at least partially driven by an architectural externality

residential construction using the urban growth model to estimate housing supply abstract this article presents an empirical model of housing supply derived from urban growth theory this approach describes new housing construction as a function of changes in house prices and costs rather than as a function of the levels of those variables which previous studies have used empirical tests support this specification over the leading alternative models our estimates show that a 10 rise in real prices leads to an 0 8 increase in the housing stock which is accomplished by a temporary 60 increase in the annual number of starts spread over four quarters

depreciation of housing an empirical consideration of the filtering hypothesis a ssumptions regarding the depreciation ax rate for housing play an important role in the urban economics literature 1 the notion that houses filter down from higher to lower quality is prevalent in both academic and policy discussions of the nature of urban problems yet there has been no attempt to specify which depreciation rates are appropriate to these discussions and little empirical investigation of depreciation in housing this paper presents estimates of depreciation rates for housing which are appropriate to consideration of the filtering hypothesis estimates of these depreciation rates must be pursued differently from estimates of the depreciation rates for the aggregate capital stock of housing a brief review of previous studies which points out some of the difficulties which confound observation of depreciation rates is presented in section i section ii discusses specification and section iii describes the data and estimation technique used results are presented in section iv section v is a brief conclusion

redevelopment and the urban land price gradient abstract this paper presents the first careful test of an equilibrium model of urban redevelopment in addition it demonstrates a new methodology for recovering vacant urban land prices in areas that have already been developed using data on single family detached homes sold in vancouver b c we estimate the price of vacant land based on properties that were sold and redeveloped the price of developed land is also estimated based on properties that were sold and not redeveloped various tests overwhelmingly support the hypothesis that housing is redeveloped when the price of vacant land exceeds the price of land in its current use this result provides support for various theoretical models of urban spatial growth and indicates that one can recover vacant urban land prices by examining redeveloped properties

does public insurance crowd out private insurance the cost of expanding public sector health programs depends critically on the extent to which public eligibility will cover just the uninsured or will crowd out existing private insurance coverage we estimate the extent of crowd out arising from the expansions of medicaid to pregnant women and children over the 1987 1992 period we estimate that approximately 50 percent of the increase in medicaid coverage was associated with a reduction in private insurance coverage this occurred largely because employees took up employer based insurance less frequently there is also some evidence that employers contributed less for insurance and that workers dropped coverage of dependents

evaluation of salesforce size and productivity through efficient frontier benchmarking the efficient operation of a salesforce is a critical element in the profitability of many firms three factors play key roles the salesforce s size its allocation and its productivity this gives rise to the following questions can salesforce performance be improved by 1 hiring more salespeople 2 allocating them more effectively to the various sales districts and or 3 improving salesperson productivity through better calling patterns in terms of consumers and product line items the practice of most firms and the methodology used in most of the academic literature to address salesforce design and productivity questions is a bottom up approach this approach starts with assessments by each salesperson of the sales and effort corresponding to each customer and prospect in their territory these assessments are then aggregated to the territory district and national levels this paper takes an alternative top down approach it is based on an estimated relationship between district level sales and salesforce size effort and other variables this more macro level decision tool can be used by management in parallel to and as an objective check of the more conventional and more subjective bottom up approach we develop an efficient frontier methodology which allows us to estimate how total district sales respond to salesforce size district potential and competitive activity in the firm s best performing districts the methodology utilized is based on data envelopment analysis dea and yields a benchmark measure of each district s efficient frontier sales sales assuming the district s salesforce allocates its effort as done in the best performing districts based on the estimated response function we discuss the three potential sources of increased profitability closing the inefficiency gap of each of the lower performing districts optimally reallocating the current salesforce to the various districts and changing the current size of the salesforce to its optimal level the inefficiency gap issue is addressed through comparison of the parameter estimates for the best districts obtained through our methodology with those of an average district sales response function obtained using regression analysis this comparison points to an important methodological finding the use of multiple estimation results may lead to an improved understanding of the phenomenon being studied in our case the identification of the likely causes of district productivity inefficiencies the latter two sources of increased profitability salesforce reallocation and changes in the current salesforce size are addressed analytically given the district level efficient frontier sales response function the proposed top down procedure using the efficient frontier methodology and the insights it provides are examined by evaluating the operations of two different salesforces one selling manufacturing equipment and the other business equipment in both cases regression based analysis would have resulted in a declaration that the status quo was close to optimal while the frontier based analysis pointed out that strong gains were possible in certain districts in particular for both firms the greatest increases in profit are obtained through improved salesforce efficiency in the lower performing districts not through salesforce size or district allocation adjustments at the more micro level a comparison of the frontier and regression parameters made it possible to identify which specific changes in the daily operations of the salesforces would allow the realization of these potential productivity gains in our two cases this could be obtained through more emphasis on pursuing prospective accounts

equity in the city on measuring urban ine quality of life in economic literature the quality of life qol in a city is usually assessed through the standard revealed preference approach which defines a qol index as the monetary value of urban amenities this paper proposes an innovative methodology to measure urban qol when equity concerns arise the standard approach is extended by introducing preferences for even accessibility to amenities throughout the city into the qol assessment the qol index is then reformulated to account for the unequal availability of amenities across neighbourhoods the more unbalanced the distribution of amenities across neighbourhoods the lower the assessment based on the new index this methodology is applied to derive a qol index for the city of milan the results show that the unequal distribution of amenities across neighbourhoods significantly affects the assessment of qol for that city

economics and policy preferences causal evidence of the impact of economic conditions on support for redistribution and other ballot proposals abstract using california ballot proposition returns and exogenous shifts to labor demand we provide the first large scale causal evidence of the impact of economic conditions on policy preferences consistent with economic theory we find that positive economic shocks decrease support for redistributive policies more notably we find evidence of a need for cognitive consistency in voting behavior as economic shocks have a smaller significant impact on voting on noneconomic ballot issues while we also demonstrate that positive shocks decrease turnout we present evidence that our results reflect changes in the electorate s preferences and not simply to its composition

natural amenities neighbourhood dynamics and persistence in the spatial distribution of income we present theory and evidence highlighting the role of natural amenities in neighbourhood dynamics suburbanization and variation across cities in the persistence of the spatial distribution of income our model generates three predictions that we confirm using a novel database of consistent boundary neighbourhoods in u s metropolitan areas 1880 2010 and spatial data for natural features such as coastlines and hills first persistent natural amenities anchor neighbourhoods to high incomes over time secondly naturally heterogeneous cities exhibit persistent spatial distributions of income thirdly downtown neighbourhoods in coastal cities were less susceptible to the widespread decentralization of income in the mid twentieth century and experienced an increase in income more quickly after 1980

the benefits and costs of the section 8 existing housing program abstract the demand side section 8 existing housing program begun in 1975 is currently the second largest low income housing program in the united states with over one million units this paper presents estimates of the benefits and costs of the program and examines its allocative and distributive effects the effects of section 8 existing are compared with those under an alternative program of equal subsidy unrestricted cash grants among other things it is found that the average monthly subsidy of 100 is valued by recipients at 83 on average recipients are induced to consume 11 percent more housing and 6 percent less of other goods than they would with the cash grant recipient households near the eligibility income limits do not receive so large a benefit as to become better off than ineligible households the poorest and largest families receive the largest benefit other things equal however most poorer families are excluded while some richer families participate and equally situated families do not receive the same offer of assistance

endogenous gentrification and housing price dynamics in this paper we begin by documenting substantial variation in house price growth across neighborhoods within a city during citywide housing price booms we then present a model which links house price movements across neighborhoods within a city and the gentrification of those neighborhoods in response to a citywide housing demand shock a key ingredient in our model is a positive neighborhood externality individuals like to live next to richer neighbors this generates an equilibrium where households segregate based upon their income in response to a citywide demand shock higher income residents will choose to expand their housing by migrating into the poorer neighborhoods that directly abut the initial richer neighborhoods the in migration of the richer residents into these border neighborhoods will bid up prices in those neighborhoods causing the original poorer residents to migrate out we refer to this process as endogenous gentrification using a variety of data sets and using bartik variation across cities to identify city level housing demand shocks we find strong empirical support for the model s predictions

reordering inequality and divergent growth processes of neighbourhood change in dutch cities neighbourhood socioeconomic change is often related to structural processes that transform urban income compositions in the netherlands restructuring of the welfare state and the housing market a

credit rationing and the demand for owner occupied housing abstract this study applies cross sectional data to test whether default risk induced credit constraints affect the demand for owner occupied housing credit constrained households are argued to exhibit different elasticities of demand for housing than less constrained households housing demand elasticities are then estimated separately for households obtaining va insured and non va loans the government guarantee on va loans insures lenders against default enabling lenders to apply easier nonprice terms of credit results indicate that observed demand elasticities differ significantly across va and conventional mortgage holders that marginal changes in credit constraints affect housing demand and that fha financing mitigates the effect of mortgage constraints

urban decline and durable housing urban decline is not the mirror image of growth and durable housing is the primary reason the nature of decline is so different this paper presents a model of urban decline with durable housing and verifies these implications of the model 1 city growth rates are skewed so that cities grow more quickly than they decline 2 urban decline is highly persistent 3 positive shocks increase population more than they increase housing prices 4 negative shocks decrease housing prices more than they decrease population 5 if housing prices are below construction costs then the city declines and 6 the combination of cheap housing and weak labor demand attracts individuals with low levels of human capital to declining cities

modeling and estimation in changing market environments in many marketing contexts managers and researchers are concerned with modeling the response of performance variables e g sales or market share to one or more decision variables e g advertising or price or other predictor variables modeling efforts in these contexts may consider either the response of an individual entity such as a single consumer or firm or the aggregate response of a collection of entities usually they involve the specification of mathematical models where the unknown parameters are assumed a priori to be constant these unknown parameters are then estimated by fitting the models to available data using some form of regression analysis the rationale for expending effort in this area is the expectation that through activities of this type the decision maker gains understanding of the market process and therefore is able to make better decisions the response of a firm s market performance to decision predictor variables may be moderated by numerous external factors by competitive factors and by the levels of the firm s decision variables for example the sensitivity of sales to price may vary depending on time of year overall economic conditions and or levels of advertising or promotion certain characteristics of marketing research is often concerned with the modeling of market response over time however the nature of the relationships being modeled may change due to shifts in consumer tastes changing marketing strategies competition and other reasons currently used constant parameter models are not capable of adequately reflecting such changing market environments therefore alternate modeling approaches should be considered recent work in statistics and econometrics suggests the appropriateness of variable parameter models for such problems this methodology permits model coefficients to change over time in this paper various potentially useful variable parameter models are discussed reported marketing applications are examined and issues pertaining to the application of this relatively new methodology to marketing problems are investigated professor winer gratefully acknowledges support from the faculty research fund of the graduate school of business columbia university professor wildt was on the faculty of the university of georgia when the paper was written

are private markets and filtering a viable source of low income housing estimates from a repeat income model while filtering has long been considered the primary mechanism by which markets supply low income housing direct estimates of that process have been absent this has contributed to doubts about the viability of markets and to misplaced policy i fill this gap by estimating a repeat income model using 1985 2011 panel data real annual filtering rates are faster for rental housing 2 5 percent than owner occupied 0 5 percent vary inversely with the income elasticity of demand and house price inflation and are sensitive to tenure transitions as homes age for most locations filtering is robust which lends support for housing voucher programs jel r21 r31 r38

households willingness to pay for public housing in the presence of price controls nonmarket housing allocation mechanisms such as queueing prevent households from revealing their marginal willingness to pay for housing through market prices we derive the households marginal willingness to pay using the intuitive idea that the length of the queue for a specific house reflects the households willingness to pay for housing characteristics we apply our methodology to public housing in the amsterdam metropolitan area and show that on average the households marginal willingness to pay for a unit of public housing is close to its marginal costs this suggests that the welfare loss of public housing through distortions in housing supply is rather limited and is mainly through distortions in housing demand we provide indirect evidence of the latter by showing that queueing induces inefficient matching of households and housing

interjurisdictional sorting and majority rule an empirical analysis the goal of this paper is to provide a comprehensive empirical analysis of majority rule and tiebout sorting within a system of local jurisdictions the idea behind the estimation procedure is to investigate whether observed levels of public expenditures satisfy necessary conditions implied by majority rule in a general equilibrium model of residential choice the estimator controls for observed and unobserved heterogeneity among households observed and unobserved characteristics of communities and the potential endogeneity of prices and expenditures as well as the self selection of households into communities of their choice we estimate the structural parameters of the model using data from the boston metropolitan area the empirical findings reject myopic voting models more sophisticated voting models based on utility taking provide a potential explanation of the main empirical regularities

do low income housing subsidies increase the occupied housing stock abstract a necessary condition for justifying a policy such as subsidized low income housing either via tenant based rental assistance or construction of public or private projects is that it has a real effect on market outcomes in this paper we examine one aspect of the real effect of subsidized housing does it increase the housing stock if subsidized housing raises the quantity of occupied housing per capita either more people are finding housing or they are being housed less densely on the other hand if subsidized housing merely crowds out equivalent quality low income housing that otherwise would have been provided by the private sector the housing policy may have little real effect on housing consumption using both census place and msa level data from the decennial census and from the department of housing and urban development we ask whether housing markets with more subsidized housing also have more total housing after accounting for housing demand we find that government financed units raise the total number of units in a market although on average one government subsidized unit adds only one third to one half of a unit to the total housing stock there is less crowd out in more populous markets and more crowd out in places where there is less excess demand for subsidized housing as measured by the number of government financed units per eligible person tenant based housing programs such as section 8 certificates and vouchers seem to be more effective than project based programs at targeting subsidized housing units to people who otherwise would not have their own

is urban decay bad is urban revitalization bad too abstract neighborhood revitalization could in theory harm some existing residents if it leads to price increases that exceed their willingness to pay i use data from the american housing survey to estimate a discrete choice model identifying households willingness to pay for neighborhood quality these willingness to pay estimates are then compared to the actual price changes that accompany observed changes in neighborhood quality the results suggest that price increases associated with revitalization are smaller than most households willingness to pay for neighborhood improvements conversely declines in neighborhood quality are generally not accompanied by rent declines sufficient to compensate the typical resident for the majority of the population then neighborhood revitalization is beneficial and decline detrimental

depreciation of housing capital maintenance and house price inflation estimates from a repeat sales model abstract the rate at which physical capital depreciates is fundamental to investment in the economy nevertheless although housing capital accounts for one third of the total capital stock the rate at which housing capital depreciates has only rarely been directly estimated in part because prior studies do not control for maintenance for that same reason widely publicized measures of house price appreciation overstate the capital gain from homeownership using data from the american housing survey we examine these issues over the 1983 to 2001 period results indicate that gross of maintenance housing depreciates at roughly 2 5 percent per year while net of maintenance housing depreciates at approximately 2 percent per year moreover although the typical home appreciated at an annual real rate of roughly 0 75 percent after allowing for depreciation and maintenance the average homeowner experienced little capital gain

teardowns and land values in the chicago metropolitan area an empirical model of residential housing demolitions and the redevelopment process in the chicago metropolitan area supports the theoretical prediction that the sales price of teardown property is approximately equal to its land value we control for sample selection bias associated with non random demolition permit applications using a probit model that accounts for misclassification of the dependent variable the probit models provide statistically significant evidence of misclassification and suggest that prime teardown candidates are small older homes near public transportation and traditional village centers

public radio in the united states does it correct market failure or cannibalize commercial stations because broadcasters can capture only part of the value of their product as revenue there is the potential for a classic problem of underprovision whether public support corrects a market failure depends on whether the market would have provided similar services in the absence of public broadcasting we address these questions by asking whether public and commercial classical stations compete for listening share and revenue as well as whether public stations crowd out commercial stations we find evidence that public broadcasting crowds out commercial programming in large markets particularly in classical music and to a lesser extent in jazz 1999 elsevier science s a all rights reserved

long term earnings and employment effects of housing voucher receipt abstract using a propensity score matching approach coupled with difference in differences regression analysis we estimate the effect of housing voucher receipt on the employment and earnings of a large longitudinal sample of low income families for 6 years following voucher receipt our results indicate that voucher receipt has little effect on employment but a negative effect on earnings the negative earnings effect is largest in the years immediately following initial receipt and fades out over time in addition we find that the pattern of recipient earnings responses to voucher receipt differs substantially across demographic subgroups several robustness tests are run to support the reliability of our findings we discuss the implications of our findings for research and policy

old homes externalities and poor neighborhoods a model of urban decline and renewal abstract this paper investigates urban decline and renewal in the united states using three panels that follow neighborhoods on a geographically consistent basis over extended periods of time findings indicate that change in neighborhood economic status is common averaging roughly 13 percent per decade roughly two thirds of neighborhoods studied in 1950 were of quite different economic status fifty years later panel unit root tests for 35 msas indicate that neighborhood economic status is a stationary process consistent with long running cycles of decline and renewal in philadelphia county a complete cycle appears to last up to 100 years aging housing stocks and redevelopment contribute to these patterns as do local externalities associated with social interactions lower income neighborhoods appear to be especially sensitive to the presence of individuals that provide social capital many of the factors that drive change at the local level have large and policy relevant effects

a hedonic approach to residential succession a model of neighborhood turnover drawn from bond and coulson 1989 is proposed the type of turnover process that is obtained is shown to depend mainly on the hedonic bid functions for housing and neighborhood quality a demand system of four hedonic attributes is estimated the main results are that the traditional model of filtering by age of unit does not occur and that filtering by housing size does tipping due to changes in median neighborhood income is also quite possible tipping through changes in racial composition appears less likely copyright 1990 by mit press

mobility and redistribution the ability of individuals to move freely from one jurisdiction to another is generally seen as a constraint on the amount of redistribution that each jurisdiction within a system of governments can undertake in this paper we look at this proposition by developing a positive analysis of income redistribution by local governments in a federal system we ask how much redistribution occurs when only local governments can have tax transfer instruments individuals can move freely among jurisdictions and voters in each jurisdiction are fully aware of the migration effects of redistributive policies local redistribution is shown to induce sorting of the population with the poorest households located in the communities that provide the most redistribution while the threat of out migration affects the potential for redistribution our results suggest that significant local redistribution is nonetheless feasible numerical computations indicate that the proportion of residents who are renters is a major factor affecting the local choice of level of redistribution

housing market resilience neighbourhood and metropolitan factors explaining resilience before and after the us housing crisis the advent of the millennium witnessed unparalleled volatility in the housing market a cycle of bust and recovery to which some us neighbourhoods were resilient and others not most planning schol

housing investment in the united states a supply determined model of housing investment is estimated from quarterly data over the 1963 83 period the model is built on dynamic marginal cost pricing considerations and allows short and long run supply elasticities to differ these are estimated as 1 0 and 3 0 respectively but most of the long run response occurs within 1 year rapid adjustment speed and the sizable long run elasticity of supply are important factors in understanding the volatility of housing investment the data also suggest some anomalies in the expected present value theory of asset pricing for housing capital

targeting transfers through restrictions on recipients our objective is to design transfer programs that maximize some social welfare function following the optimal income tax formulation we assume that a random process endows individuals with characteristics that influence welfare such as ability to earn income medical condition or unmonitorable income the goal is to maximize the utility of a randomly chosen individual other individualistic social welfare functions would lead to equivalent results if the random characteristics were observable a first best outcome could be achieved by making them the basis for lump sum transfers in practice however we can observe only indicators of these characteristics such as earnings medical expenditures or consumption patterns the challenge for policy is to design an efficient second best transfer program based on indicators in this paper we argue that 1 an optimal transfer program in general must sacrifice productive efficiency to target efficiency this is done by imposing restrictions on the choices made by intended beneficiaries 2 a program that incorporates restrictions such as means tested in kind transfers commodity specific taxes and subsidies and even ordeals i e the imposition of deadweight costs to qualify for a transfer will perform better than programs that rely solely on income taxes and cash transfers

costa contribution optimizing sales territory alignment the alignment of sales territories has a considerable impact on profit and represents a major problem in salesforce management practitioners usually apply the balancing approach this approach balances territories as well as possible with respect to one or more attributes such as potential or workload unfortunately this approach does not necessarily guarantee maximizing profit contribution thus it does not provide an evaluation of the profit implications of an alignment proposal in comparison with the existing one in consequence several authors proposed nonlinear integer optimization models in the 1970s these models attempted to maximize profit directly by considering the problems of allocating selling time calling plus travel time across accounts as well as of assigning accounts to territories simultaneously however these models turned out to be too complex to be solvable therefore the authors have either approximated the problem or proposed the application of heuristic solution procedures on the basis of the suboptimal principle of equating marginal profit of selling time across territories to overcome these limitations we propose a new approach costa an acronym for contribution optimizing sales territory alignment in contrast to previously suggested profit maximizing approaches costa operates with sales response functions of any given concave form at thelevel of sales coverage units scus that cover a group of geographically demarcated individual accounts thus costa works with sales response functions at a more aggregated level that requires less data than other profit maximization approaches costa models sales as a function of selling time which includes calling time as well as travel time assuming a constant ratio of travel to calling time in addition the formulation of the model shows that an optimal solution requires only equal marginal profits of selling time across sales coverage units per territory but not across scus of different territories basically costa consists of an allocation model and an assignment model both of which are considered simultaneously the allocation model optimally allocates the available selling time of a salesperson across the scus of his or her territory whereas the assignment model assigns the scus to territories thus costa predicts the corresponding profit contribution of every possible alignment solution which enables one to perform what if analyses the applicability of the model is supported by the development of a powerful heuristic solution procedure a simulation study showed that costa provided solutions that are on average as close as 0 195 to an upper bound on the optimal solution the proposed heuristic solution procedure enables one to solve large territory alignment problems because the computing time increases only quadratically with the number of scus and proportionally to the square root of the number of salespersons in principle we also show how costa might be expanded to solve the salesforce sizing as well as the salespersons location problem the usefulness of costa is illustrated by an application the results of this application indicated substantial profit improvements and also outlined the weaknesses of almost balanced territories it is quite apparent that balancing is only possible at the expense of profit improvements and also does not lead to equal income opportunities for the salespersons this aspect should be dealt with separately from territory considerations by using territory specific quotas and linking variable payment to the achievement of these quotas furthermore the superiority of costa turned out to be stable in a simulation study on the effect of misspecified sales response functions costa is of interest to researchers as well as practitioners in the salesforce area it aims to revive the stream of research in the 1970s that already proposed sales territory alignment models aimed at maximizing profit such profit maximizing models are theoretically more appealing than approaches that strive to balance one or several attributes such as potential or workload costa s main advantage over previous profit maximizing approaches is that it is less complex consequently costa demands less data so that even large problems can be solved close to optimality within reasonable computing times

a stop too far how does public transportation concentration influence neighbourhood median household income research on us cities has connected the concentration of public transit with various neighbourhood outcomes but it remains unclear whether public transit was more attractive to lower or higher income households some research found neighbourhoods with public transportation were more attractive to lower income households likely because such households could not afford private transportation closer examination suggested that the type of transit was important as lower income households were more likely to use buses while higher income households were more likely to use rapid transit a key limitation of existing research on transit and neighbourhood household income was that it did not adequately control for variation over time the current study addresses this limitation by assessing how the concentration of subway and bus stops predicted variation in median household income in new york city during the 2000s results of cross sectional regressions partially confirm the findings of previous research that

sluggish quantity adjustment in a non clearing market a disequilibrium econometric application to the loan market the paper argues that the estimated speed of price adjustment in a disequilibrium econometric model is likely to be biased if allowance is not made for quantity adjustment inertia on both sides of the market furthermore if the model estimated is static rather than dynamic then in certain circumstances an excess demand regime may be mistaken for one of excess supply and vice versa in an empirical application to the loan market for the clearing banks in ireland we can claim to have obtained some support for this belief

the effects of low income housing tax credit developments on neighborhoods abstract this paper evaluates the impacts of new housing developments funded with the low income housing tax credit lihtc the largest federal project based housing program in the u s on the neighborhoods in which they are built a discontinuity in the formula determining the magnitude of tax credits as a function of neighborhood characteristics generates pseudo random assignment in the number of low income housing units built in similar sets of census tracts tracts where projects are awarded 30 higher tax credits receive approximately six more low income housing units on a base of seven units per tract these additional new low income developments cause homeowner turnover to rise raise property values in declining areas and reduce incomes in gentrifying areas in neighborhoods near the 30th percentile of the income distribution lihtc units significantly crowd out nearby new rental construction in gentrifying areas but do not displace new construction in stable or declining areas

crowd out effects of place based subsidized rental housing new evidence from the lihtc program abstract since its inception in 1987 the low income housing tax credit lihtc program has ballooned into the largest ever source of subsidized construction of low income housing in the united states accounting for one third of all recent multi family rental construction this paper examines the crowd out effects of this increasingly important source of low moderate income housing to do so we analyze the impact of lihtc construction at three different levels of geography msa county and 10 mile radius circles this allows us to employ increasingly extensive geographic fixed effects that help to difference away unobserved factors political variables are also used as instruments to further facilitate identification in all of our models iv estimates yield substantially greater crowd out than ols confirming the endogenous attraction of lihtc development to areas ripe for new construction our most robust iv estimates indicate that nearly 100 of lihtc development is offset by a reduction in the number of newly built unsubsidized rental units although the confidence band around this point estimate allows for less dramatic assessments additional estimates suggest that lihtc development has a much more moderate impact on construction of owner occupied housing but these estimates are imprecise overall while lihtc development may well affect the location of low moderate income rental housing opportunities our estimates suggest that the impact of the program on the number of newly developed rental housing units appears to be small

do the gses expand the supply of mortgage credit new evidence of crowd out in the secondary mortgage market abstract the dramatic government takeover of fannie mae and freddie mac in september 2008 was motivated in part by a desire to ensure a continued flow of credit to the mortgage market this study examines a closely related issue the extent to which gse activity crowds out mortgage purchases by private secondary market intermediaries evidence of substantial crowd out suggests that government support for the gses may be less warranted whereas the absence of crowd out implies that gse loan purchases enhance liquidity using 1994 2008 hmda data for conventional conforming sized loans three distinct periods with regard to gse crowd out are apparent from 1994 to 2003 the share of loans sold to the secondary market increased from 60 to over 90 private sector and gse market shares of loan purchases were roughly similar for most market segments and iv estimates indicate relatively little gse crowd out of private secondary market purchases from 2004 to 2006 private loan purchases boomed and dominated those of the gses while iv estimates indicate crowd out jumped to 50 at the peak of the boom this is especially true in the market for home purchase as opposed to refinance loans with the crash in housing and mortgage markets in 2007 private sector intermediaries pulled back the gses regained market share and evidence of gse crowd out disappeared in both the home purchase loan and refinance markets these patterns suggest that the degree of gse crowd out varies with market conditions and that the federal takeover of fannie mae and freddie mac likely served to enhance liquidity to the mortgage market during the 2007 2009 financial crisis

a residence time model of housing markets abstract this paper estimates a semi markov model of housing markets in which families move from one home to another spend a random amount of time in each home and choose whether to own or to rent at each move limiting conditions of the semi markov process are used to characterize the steady state frequency of owner occupied housing and to simulate the impact of changes in housing tax policy this approach differs markedly from previous studies of housing tax policy which focus on the entire population as opposed to the movers and ignore the effect of household residence times see king 1980 rosen 1979 white and white 1977 or laidler 1969 residence times further influence the analysis by affecting the relative cost of owning to renting in the tenure choice model homeowners pay legal and realtor fees at the time they move out of their homes which renters do not have to pay the discounted value of these fees declines with length of stay and provides a structural explanation of why families with longer residence times have a greater propensity to own results from the empirical analysis suggest that the semi markov model closely predicts conditions in the united states and provide important insights into the effects of housing tax policy residence times are also found to influence household tenure choice through their impact on the discounted legal and realtor fees paid by homeowners

rent vouchers and the price of low income housing since the early 1980s low income housing subsidies have increasingly shifted towards vouchers which allow recipients to rent in the private market by 1993 vouchers subsidized as many households as lived in traditional housing projects although most low income households did not receive any subsidies this study investigates whether this policy has raised rents for unsubsidized poor households as many analysts predicted when the program was conceived the main finding is that low income households in metropolitan areas with more vouchers have experienced faster rent increases than those where vouchers are less abundant in the 90 biggest metropolitan areas vouchers have raised rents by 16 percent on average a large effect consistent with a low supply elasticity in the low quality rental housing market considered as a transfer program this result implies that vouchers have caused a 8 2 billion increase in the total rent paid by low income non recipients while only providing a subsidy of 5 8 billion to recipients resulting in a net loss of 2 4 billion to low income households

corporate bank borrowing in the uk 1965 1981 the instability of demand for money equations in both the united states and the united kingdom in the 1970s has reinforced the view that money holdings may usefully be viewed as buffer stocks and that observed movements in broad monetary aggregates may reflect supply side shocks predominantly caused by changes in bank lending to the private sector judd and scadding 1981 goodhart 1982 laidler 1983 this paper presents some new econometric results for uk bank lending to industrial and commercial companies iccs the results are consistent with the view that the quantity of bank borrowing is largely demand determined and as such they provide additional support for the view of a credit driven money stock coghlan 1981 moore 1979 1983 the demand for bank credit by iccs appears highly interest inelastic at least within the single equation framework of this paper finally the policy implications of the study suggest that contrary to some previous work during the period considered 1965 to mid 1981 the bank of england was largely unsuccessful in its attempts to control bank lending by discriminatory regulation gowland 1978 artis and lewis 1981

crowding out effects of affordable and unaffordable housing in china 1999 2010 using panel data on housing construction this article examines the crowding out effects of affordable and unaffordable housing in china from 1999 to 2010 applying a dynamic panel model allows us to examine the dynamic interactions between affordable and unaffordable housing constructions when controlling for region specific fixed and time specific effects we analyse whether affordable unaffordable housing construction has changed in response to the past and contemporaneous construction of unaffordable affordable housing our empirical results reveal an asymmetric crowding out pattern between affordable and unaffordable housing we also observe that when urbanization rate is lower than 57 39 unaffordable housing construction crowds out affordable housing construction moreover the crowding out effect of unaffordable housing on affordable housing decreases with rising urbanization rates

cluster sample methods in applied econometrics inference methods that recognize the clustering of individual observations have been available for more than 25 years brent moulton 1990 caught the attention of economists when he demonstrated the serious biases that can result in estimating the effects of aggregate explanatory variables on individual specific response variables the source of the downward bias in the usual ordinary least squares ols standard errors is the presence of an unobserved state level effect in the error term more recently john pepper 2002 showed how accounting for multi level clustering can have dramatic effects on t statistics while adjusting for clustering is much more common than it was 10 years ago inference methods robust to cluster correlation are not used routinely across all relevant settings in this paper i provide an overview of applications of cluster sample methods both to cluster samples and to panel data sets

persistence in industrial policy impacts evidence from depression era mississippi this paper studies the effects of a large scale industrial policy implemented in 1930s mississippi on contemporaneous and modern day labor market outcomes attracted by unprecedented government incentives under mississippi s balance agriculture with industry bawi program 13 large manufacturing plants established operations in the state between 1936 and 1940 using difference in differences and synthetic control matching techniques i find that counties that received these plants experienced an over 15 increase in female labor force participation on average in the short run moreover these effects persisted decades into the future well after many of the original companies shut down i also find suggestive evidence of an increase in educational attainment among women in counties where bawi investment occurred the results highlight the potential for even transitory government interventions to have long lived effects on labor markets

teaching new markets old tricks the effects of subsidized investment on low income neighborhoods abstract this paper examines the effects of investment subsidized by the federal government s new markets tax credit nmtc program which provides tax incentives to encourage private investment in low income neighborhoods i identify the impacts of the program by taking advantage of a discontinuity in the rule determining the eligibility of census tracts for nmtc subsidized investment using this discontinuity as a source of quasi experimental variation in commercial development across tracts i find that subsidized investment has modest positive effects on neighborhood conditions in low income communities though spillovers appear to be small and crowd out incomplete the results suggest that some of the observed impacts on neighborhoods are attributable to changes in the composition of residents as opposed to improvements in the welfare of existing residents

the market price of low income housing tax credits abstract the low income housing tax credit lihtc program awards a subsidy to private developers who construct and operate housing units with income targeted rent controls for at least 15 years the program allocated 6 6 billion to developers in 2006 and over 1 6 million units have been subsidized under the program since its inception in 1987 a historical literature suggests place based housing subsidies such as the lihtc program will be more expensive in providing the same level of housing support to the poor than tenant based strategies i e housing vouchers this paper uses an administrative data series of lihtc subsidized properties in california to show the program encourages developers to construct housing units that are an estimated 20 more expensive per square foot than average industry estimates it is additionally shown that due to liquidity constraints faced by lihtc primary developers in how the subsidy is allocated virtually all developers sell the tax credits at a substantial discount below their statutory value immediately after construction this price is estimated to be 0 73 per 1 of tax credit or 1 8 billion annually as compared to alternatively allocating a lump sum grant to developers

assessing salesforce marginal productivity marginal productivity of salesforce excluding checkout clerks in a retail store is difficult to assess an analytical model is presented here explaining this productivity using salesforce workers per hour as the factor of production the explanatory variable and sales transactions per hour as the level of production the explained variable the model incorporates self service transactions controls for various seasonal effects time of day day of the week month of the year and generates solutions for in store salesforce assignment across opening hours and sales points to control for possible endogeneity between the transactions and salesforce size variables instrumental variables are employed in the calibration process the model is calibrated using data from a major retail chain based in latin america both at the storewide level and for groups of individual store departments the results corroborate the existence of diminishing returns to scale for the workers per hour factor and a significant l

extremely low income households housing affordability and the great recession the effects of the great recession on housing equity and homeownership have been well documented however we know little about how rental households fared and the efficacy of housing subsidies in addressing affordability gaps this paper examines the extent to which rental housing became less affordable for extremely low income eli households those earning less than 30 of the area median income ami i then run regression models to determine the local characteristics most strongly associated with larger affordability gaps with a focus on whether housing subsidies are effective at combating such gaps rental affordability gaps became more pronounced during the great recession in nearly 70 of the counties in my sample there was an increase from 2007 to 2010 in the number of eli households per affordable rental unit across the country the increase was 17 a dramatic increase in only three years there is considerable variation across the country with acute affordability crises often concentrated in the south particularly florida regression models provide compelling evidence that housing vouchers public housing and project based section 8 subsidies play an important role in limiting the extent to which large numbers of eli households are competing for a shortage of low cost rental units however these programmes do not respond quickly to local needs such as those brought about by the great recession a pilot study where local housing authorities had funding to be more agile and responsive would be an important step toward crafting better policy