meta analysis in model implementation choice sets and the valuation of air quality improvements this research illustrates how the methods developed for meta analysis can serve to document and summarize voluminous information derived from repeated sensitivity analyses our application is to the sensitivity of welfare estimates derived from discrete choice models to assumptions about the choice set these assumptions affect welfare estimates through both the estimated parameters of the model and conditional on the parameters the substitution among alternatives in our specific application the evaluation is in terms of estimated benefits of air quality improvements in los angeles based on discrete choices of neighborhood and housing copyright 2007 john wiley sons ltd

is what you see what you get the value of natural landscape views views of natural areas and green space may have value quite apart from access to those lands using 25 years of home sales data from st louis county missouri and modern geographic information system tools to measure views we estimate a hedonic property fixed effects model that captures the effects of changing land cover on house sale prices unlike previous studies our approach minimizes bias from omitted variables and uniquely captures changes over time we find that forest views negatively affect home prices whereas farmland views have positive effects changes in relative scarcity of these land types over time may explain the findings

the rising price of nonmarket goods nonmarket goods such as unpaid household labor leisure health and longevity and the environment are important components of the standard of living they represent a large fraction of all activities prime aged men and women spend 17 percent of their day in leisure activities and 5 and 13 percent of their time respectively in unpaid housework compared to 23 and 13 percent of their time respectively in paid work the quantity of nonmarket goods is rising over time in the united states life expectancy at birth is now 77 years having risen by 29 years since 1900 in los angeles county between 1980 and 1998 average annual daily exceedences of the national smog standard declined by 60 days from 71 to 11 falling big city murder rates merit national news headlines studies of living standards have focused on the tremendous change in the quantity of nonmarket goods but have assumed that the value of nonmarket goods except for unpaid labor has remained constant this assumption underlies most health studies e g david cutler and elizabeth richardson 1997 kevin m murphy and robert h topel 2003 william t nordhaus 2003 nordhaus 2003 valued declines in mortality since 1900 using a constant value of life even the boskin cpi commission michael j boskin et al 1998 discussed trends in the quantity of nonmarket goods i e pollution and crime progress without mentioning incorporating such goods implicit prices into a broader cpi measure there is no reason to think that implicit prices or the willingness to pay for nonmarket goods has remained constant rising real and shadow wages have made both leisure and unpaid household labor more expensive rising incomes have also made such normal goods as safety health a temperate climate and the environment more valuable we document the price dynamics of nonmarket goods by estimating repeat cross sectional hedonic regressions we focus on two important and measurable nonmarket goods job fatality risk and climate in both cases we find that both price and quantity have been rising this evidence is consistent with rising valuation we use our estimates of job risk compensating differentials to construct new evidence on long run trends in value of life accounting for price changes affects how we view the retrospective and prospective benefits of medical innovations a rising value of life implies that marginal improvements in safety and in longevity are becoming more valuable we report evidence that the price of living in a temperate winter and summer climate has significantly increased over time

promise scholarship programs as place making policy evidence from school enrollment and housing prices abstract place based promise scholarship programs which guarantee financial aid for qualifying graduates of a school district have proliferated in recent years using data from multiple sites we compare the evolution of school enrollment and residential real estate prices around program announcement dates within promise eligible and surrounding areas while our estimates indicate that enrollment increased following promise announcements merit based programs generated relative increases in white enrollment housing prices respond strongly in neighborhoods with better primary schools and in the upper half of the housing price distribution we conclude that these programs have important and under studied distributional considerations

the value of water as an urban club good a matching approach to community provided lakes abstract community provided urban lakes located in arid environments provide significant amenities to residents but require large quantities of water to maintain lake levels we use matching techniques to recover the average capitalized value of lakes above the costs of maintenance by comparing transactions in lake communities to observationally similar transactions in surrounding communities we differentiate between adjacent and non adjacent houses to recover heterogeneous treatment effects and allow estimates to vary across communities importantly we consider the role of imperfect matching on spatially and temporally varying unobservable variables in our choice of estimator and the appropriate set of potential control properties our results suggest that the capitalized value of lakes is heterogeneous with a mean estimate of 6500 an acre foot our results provide estimates of the changes in water prices that would make this form of development unprofitable illustrating the linkage between water pricing policy and the water intensity of development

new evidence on earnings and benefit claims following changes in the retirement earnings test in 2000 abstract this paper examines the labor force activity and timing of benefit claims of workers aged 65 69 in response to the removal of the retirement earnings test in 2000 we use the 1 sample of longitudinal social security administrative data that covers the period from 4 years before to 4 years after the removal of the test using a reduced form quantile regression method we find that effects on earnings are limited to workers with earnings just around the test threshold and above as predicted by economic theory our estimated effects suggest that labor supply elasticities with respect to the net of tax rate are approximately 0 05 0 07 for working primary beneficiaries aged 65 69 whose earnings are between the median and the 80th percentile further results show that applications for social security benefits following the earnings test removal accelerated by 2 to 5 percentage points among individuals aged 65 69 and by 3 to 7 percentage points among those reaching age 65

contamination and incomplete information bounding implicit prices using high profile leaks incomplete information can lead households to underprice environmental disamenities in the housing market to bound true implicit prices researchers sometimes turn to high profile cases involving significant media and community attention however prior research also finds that high profile cases can lead to stigma effects that may confound interpretation of implicit prices this study compares these opposing effects at the highest profile underground storage tank releases across the united states over the last thirty years we utilize covariate matching and estimate difference in differences hedonic regressions at each site and then conduct a cross site meta analysis to estimate the average treatment effects we find an average housing price depreciation of 2 to 6 upon discovery of a release which is an upper bound on the implicit price of contamination at more typical sites following cleanup we find a housing price appreciation of a similar magnitude suggesting that even in high profile cases surrounding neighborhoods do not experience persistent stigma

which hedonic models can we trust to recover the marginal willingness to pay for environmental amenities abstract the hedonic property value model is among our foremost tools for evaluating the economic consequences of policies that target the supply of local public goods environmental services and urban amenities we design a theoretically consistent and empirically realistic monte carlo study of whether omitted variables seriously undermine the method s ability to accurately identify economic values our results suggest that large gains in accuracy can be realized by moving from the standard linear specifications for the price function to a more flexible framework that uses a combination of spatial fixed effects quasi experimental identification and temporal controls for housing market adjustment

on the choice of funtional form for hedonic price functions this study examines how errors in measuring marginal attribute pric es vary with the form of the hedonic price function in simulations consumers with known utility functions bid for houses with given attributes various forms of the hedonic function are estimated using equilibrium housing prices errors in estimating marginal attribute prices are calculated by comparing each consumer s equilibrium marginal bid vector with the gradient of the hedonic function when all attributes are observed linear and quadratic box cox forms produce lowest mean percentage errors however when some attributes are unobserved or are replaced by proxies linear and linear box cox functions perform best copyright 1988 by mit press

sorting over flood risk and implications for policy reform abstract do individuals sort across flood risk this paper applies a boundary discontinuity design to a residential sorting model to provide novel estimates of sorting across flood risk by race ethnicity and income we find clear evidence that low income and minority residents are more likely to move into high risk flood zones we then highlight the overall and distributional implications of proposed price and information reforms to the u s national flood insurance program while such reforms are likely welfare increasing overall heterogeneous behavioral responses yield significant distributive effects that also alter the composition of residents in harm s way

house prices during siting decision stages the case of an incinerator from rumor through operation abstract the impact of an undesirable land use on house prices is not constant over time previous proximity studies which employed only discrete changes in information such as an epa superfund site announcement ignored potentially important phases of the adjustment process this study explicitly measures how the effects of an undesirable land use evolve over the siting process and life of the disamenity some price response to rumors of a facility is indicated and the evidence that prices respond at groundbreaking before operation is strong the distance premium persists at least 7 years after the facility begins operations

understanding the amenity impacts of wind development on an international border abstract wind energy developments are often controversial concerns are often raised about negative impacts on local communities including impacts on property values some of these negative impacts may be offset by compensatory payments made by wind developers community involvement in the planning and development process may also reduce negative perceptions associated with wind facilities however if the development is near a border between municipalities states or even countries it is often the case that one or more jurisdictions will not be involved in the process or receive compensation but will nonetheless face some costs or impacts from the development we explore exactly this situation at the border between canada and the united states in the thousand islands region where a wind farm is currently operating on the canadian border island of wolfe island using a parcel level hedonic analysis of property sales transactions we find that properties in new york with a view of and or in close proximity to the turbines significantly depreciated in value after construction of the turbines while no negative impacts were observed on properties in ontario we highlight a number of factors that could contribute to these differences in impacts on property values which may also explain the variation in results that currently exists in the literature

effects of carbon reduction labels evidence from scanner data we investigate the effects of carbon reduction labels using a detailed scanner data set using a difference in differences estimation strategy we find that having a carbon label has no impact on detergent prices or demand we also investigate possible heterogeneous effects of carbon labels using the synthetic control method we find no evidence to indicate that the prices for the counterfactual detergents without the label would have been any different from the prices of the carbon labeled detergents we investigate the reasons for these results and conclude that the specific design of the carbon label is responsible for its lack of success jel d12 d83 l15 q54

examining for evidence of the leapfrog effect in the context of strict agricultural zoning while strict agricultural zoning policies or greenbelts are implemented to reduce urban sprawl such policies may result in the leapfrog effect which could cause sprawl to extend further this paper outlines a theoretical explanation for the occurrence of the leapfrog effect due to developent restrictions imposed by agricultural zoning this theory is then applied empirically to a setting where agricultural zoning has been implemented ontario s greenbelt the results provide evidence that the leapfrog effect has occurred around the greenbelt as farmland values just beyond the outer boundary have increased extensive sensitivity analysis supports this result jel q15 r52

an embarrassment of riches confronting omitted variable bias and multiscale capitalization in hedonic price models abstract many researchers have addressed concerns of omitted variable bias in hedonic price models through the use of spatial fixed effects we argue that this approach does not consider the biases introduced by effects that overlap the zone of capitalization for nonmarket goods we show this bias can dominate the usual omitted variable bias using data on developer provided open space we control for multiscale capitalization and omitted variables simultaneously by extending the hausman taylor estimator where the panel component of the estimator is defined over repeated transactions within neighborhoods rather than the traditional definition following a unique cross sectional unit through time

stigmatized asset value is it temporary or long term stigma is a negative attribute of real estate acquired by environmental contamination and reflected in its value elliot jones 1996 using a model of neighborhood turnover with external economies we show that both temporary stigma and long term stigma are possible equilibrium outcomes after the discovery and cleanup of a hazardous waste site the existence and duration of stigma are examined using hedonic price techniques with data from housing sales prices in dallas county texas we find that results depend critically on distance from the hazardous waste site neighborhood turnover due to changes in the level of poverty also appears likely

estimates of the impact of crime risk on property values from megan s laws abstract we estimate the willingness to pay for reductions in crime risk using the location and move in dates of sex offenders we find significant effects of sex offenders locations that are geographically localized house prices within 0 1 miles of a sex offender fall by 4 percent on average we then use this finding to estimate the costs to victims of sexual offenses and find costs of over 1 million per victim far greater than previous estimates however we cannot reject the alternative hypotheses that individuals overestimate risks posed by offenders or that living near an offender poses significant costs exclusive of crime risk jel k42 r23 r31

prosperity and depression prosperity and depression are relative concepts today both france and japan are depressed relative to the united states equivalently the united states is prosperous relative to these countries i say these countries are depressed relative to the united states because their output per working age person is 30 percent less than the u s level an interesting and important policy question is why are these countries depressed the answers for these two countries turn out to be very different the united states is prosperous relative to france because the u s intratemporal tax wedge that distorts the trade off between consumption and leisure is much smaller than the french wedge i will show that if france modified its intratemporal tax wedge so that its value was the same as the u s value french welfare in consumption equivalents would increase by 19 percent consumption would have to increase by 19 percent now and in all future periods to achieve as large a welfare gain as that resulting from this tax reform the united states is prosperous relative to japan because production efficiency is higher in the united states in the united states total factor productivity is approximately 20 percent higher than in japan if japan suddenly became as efficient in production as the united states its welfare gain in consumption equivalents would be 39 percent equally interesting and important are big changes over time in relative output per working age person across countries why are new zealand s and switzerland s economies depressed by over 30 percent relative to their 1970 trend corrected levels both of these countries have small populations but depressions are not restricted to small countries japan with its 125 million people is now depressed by 20 percent relative to its 1991 trend corrected level on the prosperity side why are ireland and south korea so prosperous now relative to their 1970 trend corrected levels this lecture is concerned primarily with big international differences among relatively rich industrial countries and changes in these differences over time the countries that receive primary attention all have market economies and healthy well educated populations in the countries considered the variations in aggregate output per working age person are large and reasonably good measures of the factor inputs are available this permits in many cases the identification of the change in policy or the difference in policy that gave rise to prosperity or depression this is in contrast to business cycle theory which provides little guidance to policy except for the important policy implication that a stabilization effort will have either no effect or a perverse effect the output variations studied and analyzed in this lecture are big an order of magnitude larger than the much studied business cycle fluctuations the variations studied however are an order of magnitude smaller than the muchstudied differences between the richest and poorest countries surprisingly only recently have depressions been systematically studied from the perspective of growth theory which is the theory used university of minnesota and federal reserve bank of minneapolis i thank my colleagues at the university of minnesota and the federal reserve bank of minneapolis for helpful discussions and comments in particular i thank tim kehoe ellen mcgrattan and nancy stokey for their help i also thank martin weale and franck portier for providing some british and french tax information used in this lecture thanks also go to sami alpanda and james macgee for research assistance and helpful discussions this lecture draws heavily on collaborative research with fumio hayashi i thank the economic and social research institute cabinet office government of japan and the u s national science foundation for financial support the views expressed herein are those of the author and not necessarily those of the federal reserve bank of minneapolis or the federal reserve system

values in the wind a hedonic analysis of wind power facilities the siting of wind facilities is extremely controversial this paper uses data on 11 331 property transactions over nine years in northern new york state to explore the effects of new wind facilities on property values we use a fixed effects framework to control for omitted variables and endogeneity biases we find that nearby wind facilities significantly reduce property values in two of the three counties studied these results indicate that existing compensation to local homeowners communities may not be sufficient to prevent a loss of property values jel q51 q53

the value of heterogeneous property rights and the costs of water volatility the system of prior appropriation in the western unites states prioritizes property rights for water based on the establishment of beneficial use creating a hierarchy where rights initiated first are more secure i estimate the demand for security in water rights through their capitalization in agricultural property markets in the yakima river basin a major watershed in washington state all water rights are satisfied in an average year so the relative value of secure property rights is a function of water supply volatility and the costs of droughts are predominantly born by those with weak rights in aggregate security in water rights does not capitalize into property values at the irrigation district level however there is heterogeneity in the premium for secure water rights the lack of a premium for district level water security is robust to a variety of econometric methods to account for correlated district unobservables and the null result produces an economically significant upper bound on the value to water security for the district the ability for farmers to adapt to water supply volatility as well as expectations about water markets and government infrastructure investment are leading explanations for the lack of an aggregate premium these explanations are supported by the pattern of heterogeneity in the water security premium

combining revealed and stated preference data to estimate preferences for residential amenities a gmm approach we show how stated preference information obtained from a choice experiment and revealed preference information based on housing market transactions can be combined via generalized method of moments gmm estimation specifically we use a moment condition matching the predicted marginal willingness to pay wtp from a first stage hedonic model to the marginal wtp formula implied by the choice experiment utility function this is coupled with other moments from the choice experiment to produce gmm based estimates of parameters that reflect the strengths of each data source our application values remediation of a contaminated site in buffalo new york and we find evidence in support of estimates arising from our approach jel q51 q53

evidence of the effects of water quality on residential land prices we use hedonic techniques to show that water quality has a significant effect on property values along the chesapeake bay we calculate the potential benefits from an illustrative but limited water quality improvement and we calculate an upper bound to the benefits from a more widespread improvement many environmental hedonic studies have almost entirely ignored the potential for omitted variables bias the possibility that pollution sources in addition to emitting undesirable substances are likely to be unpleasant neighbors we discuss the implications of this oversight and we provide an application that addresses this potential problem o 2000 acadcmic prcss

producer and consumer responses to green housing labels we find green labels increase residential property values by an average of 5 this premium varies by label stringency and across market segments builders respond to the stringency of labels by strategically incorporating green features to achieve higher ratings this strategy seems reasonable as there is no market premium for green features that lead to scores between label rating cutoff values these results raise important questions as to how green label policies should be designed in order to foster the supply of green features gradations of green attributes are influential particularly for highly rated homes the most stringent labels have the greatest role at the high price end of the market jel q20 q40 r31

residential property price differentials of waste plants evidence from beijing china as a primary source of urban pollution waste plants release toxic gases and polluted waste water that can cause great harm to human health and contaminate water resources the adverse impact of wa

learning mixed equilibria we study learning processes for finite strategic form games in which players use the history of past play to forecast play in the current period in a generalization of fictitious play we assume only that players asymptotically choose best responses to the historical frequencies of opponents past play this implies that if the stage game strategies converge the limit is a nash equilibrium in the basic model plays seems unlikely to converge to a mixed strategy equilibrium but such convergence is natural when the stage game is perturbed in the manner of harsanyi s purification theorem journal of economic literature classification number c72

a new approach to computing hedonic equilibria and investigating the properties of locational sorting models abstract this paper outlines a new way to solve the traditional housing market assignment problem and uses it to investigate the properties of hedonic equilibria our approach to computing equilibria is based on rosen s 1974 bid function it has four desirable features i convergence implies a hedonic equilibrium ii convergence is guaranteed if a hedonic equilibrium exists iii it can solve for a new equilibrium following a shock to the market and iv if multiple equilibria exist it can identify them the algorithm is applied to micro data from san joaquin county california where the choice of a home provides access to public schools in particular school districts first we calibrate the algorithm to approximately reproduce actual housing prices in san joaquin county as a hedonic equilibrium then we introduce a policy that improves school quality in selected school districts we find that there are several possibilities for the new equilibrium for each of these potential equilibria we compare the marginal willingness to pay for school quality with the rate at which the improvement is capitalized into property values the resulting capitalization rates differ substantially from marginal willingness to pay

hedonic prices and implicit markets estimating demand and supply functions for differentiated products in choosing the level of quality to purchase the buyer of a differentiated product also chooses a point on the marginal price schedule for that product hence in general the demand functions for product characteristics cannot be consistently estimated by ordinary least squares market equilibrium results in a matching of characteristics of demanders and suppliers this matching restricts the use of buyer and seller characteristics as instruments when estimating demand and supply functions for product characteristics the paper develops these issues a stochastic structure for hedonic equilibrium models is then proposed identification results are presented and estimation procedures are outlined