brokerage pricing under competition abstract this paper reexamines the popular assumption that real estate commissions are fixed over time it shows how the competitively determined commission rate responds to changes in the housing market and broker cost conditions one testable implication is that competition promotes counter cyclical changes in the commission rate the empirical analysis of commission rate determinants using data covering an entire urban housing market through its downturn and expansion phases reveals the counter cyclical movement in commission rates predicted by the competitive model

has energy efficiency performance improved in china non energy sectors evidence from sequenced hybrid energy use tables we conduct a comparative analysis of two energy efficiency indicators for china heating value energy intensity hei and economic value energy intensity mei we formulate 1997 2002 2007 2012 hybrid energy comparable sequence use tables in an input output accounting framework and compare the two indicators using a randomized block anova the results show that meis and heis have significantly different variability patterns among sectors and are evolutionarily divergent over time the directional changes in mei and hei are found to be inconsistent at both the sectoral and national levels a further analysis with a lmdi index decomposition model shows that the difference between hei lmdi and hei lmdi is principally caused by energy prices based on the evidence from the two indicators and their relationship to energy prices we are unconvinced about china s purported improvements in energy efficiency in recent years

the quantity and quality of life and the evolution of world inequality gdp per capita is usually used to proxy for the quality of life of individuals living in different countries welfare is also affected by quantity of life however as represented by longevity this paper incorporates longevity into an overall assessment of the evolution of cross country inequality and shows that it is quantitatively important the absence of reduction in cross country inequality up to the 1990s documented in previous work is in stark contrast to the reduction in inequality after incorporating gains in longevity throughout the post world war ii period health contributed to reduce significantly welfare inequality across countries this paper derives valuation formulas for infra marginal changes in longevity and computes a full growth rate that incorporates the gains in health experienced by 96 countries for the period between 1960 and 2000 incorporating longevity gains changes traditional results countries starting with lower income tended to grow faster than countries starting with higher income we estimate an average yearly growth in full income of 4 1 percent for the poorest 50 percent of countries in 1960 of which 1 7 percentage points are due to health as opposed to a growth of 2 6 percent for the richest 50 percent of countries of which only 0 4 percentage points are due to health additionally we decompose changes in life expectancy into changes attributable to 13 broad groups of causes of death and three age groups we show that mortality from infectious respiratory and digestive diseases congenital perinatal and ill defined conditions mostly concentrated before age 20 and between ages 20 and 50 is responsible for most of the reduction in life expectancy inequality at the same time the recent effect of aids together with reductions in mortality after age 50 due to nervous system senses organs heart and circulatory diseases contributed to increase health inequality across countries

do individuals have preferences used in macro finance models an experimental investigation recent financial studies often assume that agents have epstein zin preferences preferences that require agents to care about when uncertainty is resolved under this recursive preference framework the preference for uncertainty resolution is entirely determined by an agent s preferences for risk and intertemporal substitution to test the implications of this model this paper presents an experiment designed to elicit subject preferences on risk time intertemporal substitution and uncertainty resolution results reveal that most subjects prefer early resolution of uncertainty and have relative risk aversion greater than the reciprocal of the elasticity of intertemporal substitution consistent with the predictions by recursive preferences subjects are classified in a finite mixture model by their risk time and intertemporal substitution parameters regression results show that types predicted by the epstein zin model to prefer early resolution choose early resolution with 20 50 higher probabili

application of the structural decomposition analysis to assess the indirect energy consumption and air emission changes related to italian households consumption abstract the design of sustainable production and consumption strategies and the assessment of implemented actions require to identify the driving forces that influence the trend of energy consumption and environmental impacts for this purpose the structural decomposition analysis sda was developed as a suitable methodology to analyse the driving forces of the changes in economic energy and environmental indicators the paper presents one of the first italian studies that apply an energy and environmental extended input output model opportunely shaped to the examined context combined with sda in detail it aims at 1 investigating the energy use and the air emissions arisen from the productive sectors to meet the household final demand in the period 1999 2006 2 identifying the sources of variations in energy and environmental indicators and 3 identifying which economic sectors are the most relevant sources of variation and must to be taken into account in the definition of sustainable production and consumption strategies as sources of changes the authors investigate energy and emission intensity effects leontief effect and final demand effect outcomes point out that the increase of the final consumptions often nullifies the energy and environmental benefits due to the improvement of the eco efficiency and to the introduction of innovative technologies of production the sector level analysis shows that tertiary and electricity gas and vapour result the highest italian consuming sectors of energy thus they should be focused for energy saving strategies agriculture hunting and sylviculture and road transports that are primarily sectors affecting air emissions should be taken into account for the reduction of environmental impacts results highlight that the current dichotomy of final demand growth and improvement of eco efficiency represents a key problem that needs to be addressed therefore the presented study can aid to define suitable oriented strategies for the energy and environmental impact reduction

time on market and price trade offs in high rise housing sub markets this paper provides the first analytical study of the relationship between list price and time on market tom for high rise public housing flats stratified by sub markets in terms of geographical region and property type in addition the effects of macroeconomic variables pertinent to the price discovery process for property markets are analysed by using data from single listings with one major agency firm to control for brokerage effects the results obtained in this study are robust to incentive factors arising from firm size number of listings commission structure and incentive measures the key results are that floor level affects the relationship between pricing and tom and variations in determinants of tom exist across sub markets moreover tom is influenced by price movements in both the public and private housing markets as well as by individual agent effort

the economic lives of the poor in what turned out to be a rhetorical master move the 1990 world development report from the world bank defined the extremely poor people of the world as those who are currently living on no more than 1 per day per person measured at the 1985 purchasing power parity ppp exchange rate in 1993 the poverty line was updated to 1 08 per person per day at the 1993 ppp exchange rate which is the line we use in this paper poverty lines have always existed indeed 1 per day was chosen in part because of its proximity to the poverty lines used by many poor countries 1 however the 1 a day poverty line has come to dominate the conversations about poverty to a remarkable extent

a search model of housing market transactions arrive in a temporal sequence if an offer is received a seller must decide whether to accept the current offer or to reject that offer and continue to search it is this strategic choice and the possibility of not receiving an offer that results in extended selling periods and stocks of unsold houses rejection of offers and extended selling periods are to be expected in an uncertain environment where search may be used productively to obtain a higher selling price this paper considers the implications of a search environment for measurement of hedonic prices because an offer is observed only when it is acceptable to the seller sold houses constitute a self selected subsample in a search environment accurate measurement of hedonic prices in this situation may be obtained with the two stage procedure of heckman 3 and lee 5 or the maximum likelihood procedure summarized in amemiya 1 the empirical model presented in section ii is a generalization of the usual hedonic model in the sense that the pricing equation is supplemented with an exchange equation which determines probability of sale the coefficients in each equation provide useful information regarding housing search the coefficients in the pricing equation are marginal attribute prices while the attribute coefficients in the exchange equation are the standardized differences between the marginal attribute prices of buyers and sellers an interesting implication of this model is that attribute variation will not be systematically related to probability of sale if the marginal attribute prices of buyers and sellers equalize thus this model may be used to address two related questions regarding hedonic analysis in a search environment first does competition among buyers and sellers equalize marginal attribute prices in a search environment and second is accurate measurement of hedonic prices affected by the probabilistic nature of sale

what is the role of the asking price for a house abstract this paper considers the role of the asking price in housing transactions both theoretically and empirically significant fractions of housing transactions involve sales prices that are either below or above asking price which might suggest that asking price has limited relevance however many housing transactions involve a sales price exactly equal to asking price a fact that has previously drawn little notice strongly suggesting that asking price does matter the paper develops a model where asking price is neither a binding commitment nor a ceiling yet still directs buyer search and impacts sales price using novel survey data the paper provides empirical evidence consistent with asking price playing a directing role in buyer search consistent with theory this effect is stronger for more atypical houses and in bust markets

terrorism and attitudes towards minorities the effect of the theo van gogh murder on house prices in amsterdam abstract does fundamentalist islamic terrorism have an effect on the general attitudes towards muslim minorities we use the murder of theo van gogh as an event study to address this question specifically we use the hedonic market model and test for an effect on listed house prices in neighborhoods where more than 25 of the people belong to an ethnic minority from a muslim country type i relative to the other neighborhoods house prices in type i neighborhoods decreased in 10 months by about 3 with a widening gap over time our results are robust to several adjustments including using synthetic control groups finally we find evidence that segregation increased people belonging to the muslim minority were more likely to buy and less likely to sell a house in a type i neighborhood after the murder than before

what induced china s energy intensity to fluctuate 1997 2006 abstract china is the second largest energy consumer in the world during 1997 2002 china s energy intensity declined by 33 however it rose by 10 7 over 2003 2005 and declined by 1 2 in 2006 what induced china s energy intensity to fluctuate so drastically industry accounts for approximately 70 of the total energy consumption in china in this paper we decompose china s industrial energy intensity changes between 1997 and 2002 into sectoral structural effects and efficiency effects measured by sectoral energy intensities at two digit level and including the shifts of product mix in the sub sector or firm level using tornqvist and sato vartia index methods the results show that in this period efficiency effects possibly contributed to a majority of the decline while the contribution from structural effects was less during 2003 2005 the excessive expansion of high energy consuming sub sectors and the high investment ratio were foremost sources of the increasing energy intensity attributed to the government efforts the energy intensity has started to decline slightly since july 2006 in future to save more energy in addition to technical progress china should attach more importance to optimizing its sectoral structure and lowering its investment ratio

estimation of a type 2 tobit model with generalized box cox transformation this article considers estimation of a type 2 tobit model with bickel doksum transformation of the dependent variable of the regression equation the basic idea is that while the transformed depend

risk aversion and the value of life we show that state non separable preferences a la epstein zin weil ezw provide a tractable and flexible framework to study the economics of health and longevity this utility representation 1 admits a preference for timing of resolution of uncertainty regarding mortality risks 2 links the marginal valuation of survival to the level of survival 3 can preserve homotheticity even for low degrees of intertemporal substitution without generating implausible predictions regarding the value of life and 4 adds needed flexibility to account for the empirical evidence on the value of life we illustrate the implications of ezw preferences for the economic value of observed differences in life expectancy across countries and over time and for the value of life over the life cycle

on the choice of functional form for hedonic price functions the empirical results presented in this paper demonstrate the usefulness of quadriatic models in the estimation of hedonic price functions we propose a quadriatic semi log model a restricted case of the quadriatic box cox model whose standardized marginal attribute prices are linear functions of the attribute vector this specification outperforms the linear box cox specification in terms of explanatory power and captures much of the increase in explanatory power provided by the quadriatic box cox model without the corresponding loss in the ability to interpret the coefficient estimates for policy applications the quadriatic semi log model provides a useful alternative to linear specification

the behavioral response to housing transfer taxes evidence from a notched change in d c policy abstract this paper estimates the behavioral response to residential real estate transfer taxes by studying notched tax rate changes in washington d c exploiting both a price and time notch as identifying variation we provide evidence that there is manipulation of the sales price to the lower tax rate region around the price notch and use this manipulation to show that there was significant awareness of the tax changes and the incentives they created we then construct difference in difference estimates to examine whether there is a lock in effect in the volume of house sales away from the price and time notches we find no evidence of a lock in effect in this setting taken together our results suggest that the welfare costs of a state introducing or eliminating a housing transaction tax are small

estimating bargaining power in the market for existing homes although bargaining is common in markets for heterogeneous goods it has largely been ignored in the hedonic literature in a break from that tradition we establish sufficient conditions that permit one to identify the effect of buyer and seller bargaining on hedonic models our model is estimated using a previously overlooked feature of the american housing survey that permits us to observe characteristics of both buyers and sellers results suggest that household wealth gender and other demographic traits influence bargaining power in addition variation in bargaining power arising from the presence of school age children accounts for anomalous seasonal patterns reported in various widely cited indices of quality adjusted house prices

housing price bubbles new supply and within city dynamics abstract although there is broad recognition that cities differ in their tendency to experience house price bubbles most studies assume away any possibility of within city heterogeneity in response to a bubble we develop a model that suggests that this assumption may be appropriate when markets are rising but can be far from reality on the bust side of a bubble during a housing boom new construction and related supply adjustments by developers ensure stable relative prices between low and high quality segments of the housing market on the bust side of a bubble however reduced housing starts allow demand side forces and mortgage default to create pressure for relative prices to diverge across market segments absent a change in technology as markets recover and new construction rebounds relative prices should revert back to pre crash levels evidence based on 2000 2013 single family home sales in phoenix arizona supports this modeling framework additional evidence also suggests that high rates of mortgage default contributed to divergence in relative prices when markets crashed

will the aggregation approach affect energy efficiency performance assessment abstract aggregate energy is usually measured in the linear weighted summation of various energy types based on thermal dynamics laws this measurement is scientific and acceptable in the physics or energy engineering world however it implicitly assumes that all energy types are perfectly substitutable and thus may result in distorted conclusions in energy economy research in economics world production factors are usually non linearly aggregated using divisia approach which is derived from microeconomic theory and considers the heterogeneity and imperfect substitutability among various energies using which ruler to measure the aggregate energy the linear one or the others will certainly affect the conclusions and energy saving incentives of the economic agents inequitable energy aggregations may bring out speculations or discouraged behaviors according to china s current provincial energy efficiency performance assessment policy the central government assigned the target of reducing the national aggregate energy intensity by 20 in 2006 2010 to provincial authorities in 2006 and in july 2011 the central government formally released the provincial assessment results based on conventional linear aggregation approach coal equivalent our re examination review this policy and show that the official results are quite different to that based on divisia approach from the perspective of economics some local performances are overestimated and others are underestimated to raise the equity and incentive compatibility of the assessment we suggest the central take the imperfect substitutability or energy structure changes into consideration we also discuss the difficulties and deficiencies when using divisia aggregate approach

technology growth and expenditure growth in health care in the united states health care technology has contributed to rising survival rates yet health care spending relative to gdp has also grown more rapidly than in any other country we develop a model of patient demand and supplier behavior to explain these parallel trends in technology growth and cost growth we show that health care productivity depends on the heterogeneity of treatment effects across patients the shape of the health production function and the cost structure of procedures such as mris with high fixed costs and low marginal costs the model implies a typology of medical technology productivity i highly cost effective home run innovations with little chance of overuse such as anti retroviral therapy for hiv ii treatments highly effective for some but not for all e g stents and iii gray area treatments with uncertain clinical value such as icu days among chronically ill patients not surprisingly countries adopting category i and effective category ii treatments gain the greatest health improvements while countries adopting ineffective category ii and category iii treatments experience the most rapid cost growth ultimately economic and political resistance in the u s to ever rising tax rates will slow cost growth with uncertain effects on technology growth

the value of life and the rise in health spending over the past half century americans spent a rising share of total economic resources on health and enjoyed substantially longer lives as a result debate on health policy often focuses on limiting the growth of health spending we investigate an issue central to this debate is the growth of health spending a rational response to changing economic conditions notably the growth of income per person we develop a model based on standard economic assumptions and argue that this is indeed the case standard preferences of the kind used widely in economics to study consumption asset pricing and labor supply imply that health spending is a superior good with an income elasticity well above one as people get richer and consumption rises the marginal utility of consumption falls rapidly spending on health to extend life allows individuals to purchase additional periods of utility the marginal utility of life extension does not decline as a result the optimal composition of total spending shifts toward health and the health share grows along with income in projections based on the quantitative analysis of our model the optimal health share of spending seems likely to exceed 30 percent by the middle of the century

how much would you pay to resolve long run risk abstract though risk aversion and the elasticity of intertemporal substitution have been the subjects of careful scrutiny the long run risks literature as well as the broader literature using recursive utility to address asset pricing puzzles has ignored the full implications of their parameter specifications recursive utility implies that the temporal resolution of risk matters and a quantitative assessment thereof should be part of the calibration process this paper gives a sense of the magnitudes of implied timing premia its objective is to inject temporal resolution of risk into the discussion of the quantitative properties of long run risks and related models jel d81 g11 g12

search hedonic prices and housing demand the conventional model of the housing market does not take into account the search process for a suitable housing unit based on a dynamic search theory this paper develops and estimates a truncated regression model of the rental housing market with stochastic and unobserved truncation points the author s model provides a joint estimation of the hedonic rice and the reservation rent equations the results turn out to be superior to the ordinary least squares estimates of either the traditional housing demand function or the hedonic price equation copyright 1992 by mit press

wealth health and health services in rural rajasthan what are the determinants of health and of well being income and wealth are clearly part of the story but does access to health care have a large independent effect as the advocates of more investment in health care such as the world health organization s commission on macroeconomics and health commission on macroeconomics and health 2001 have argued this paper reports on a recent survey in a poor rural area of the state of rajasthan in india intended to shed some light on this issue where there was an attempt to use a set of interlocking surveys to collect data on health and economic status as well as the public and private provision of health care

the home selling problem theory and evidence this paper formulates and solves the problem of a homeowner who wants to sell their house for the maximum possible price net of transactions costs including real estate commissions the optimal selling strategy consists of an initial list price with subs equent weekly decisions on how much to adjust the list price until the home is sold or withdrawn from the market the solution also yields a sequence of reservation prices that determine whether the homeowner should accept bids from potential buyers who arrive stochastically over time with an expected arrival rate that is a decreasing function of the list price this model was developed to provide a theoretical explanation for list price dynamics and bargaining behavior observed for a sample of homeowners in england in a new data set introduced by

uncertain lifetime and intertemporal choice risk aversion as a rationale for time discounting this article makes explicit the links between preferences over lotteries on length of life and intertemporal choice it shows that the approach used by traditional life cycle models to account for uncertain survival corresponds to a strong assumption of risk neutrality with respect to length of life relaxing such an assumption leads us to develop a more general formulation of lifetime utility in which time discounting is directly related to preferences over length of life exponential and hyperbolic discounting are found to result in a first approximation from constant and hyperbolic risk aversion with respect to length of life