option value empirical evidence from a case study of recreation and water quality a procedure for measuring option value and other preservation values of water quality is developed and applied to a case study area in the south platte river basin colorado benefits from water based recreation activities are the focus of the study the results provide an empirical test and confirmation of weisbrod s proposal that option value and other preservation values represent important social benefits and should be added to the aggregate consumer surplus of recreation activities to determine the total benefit of environmental amenities to society in the absence of such an estimate insufficient resources would be allocated by society to preservation of unique environments such as pristine mountain streams where mineral and energy development may irreversibly degrade water quality

efficiency and information aggregation in auctions the tension between allocative efficiency and information aggregation is explored in the context of an auction k identical objects of unknown quality are auctioned off to n bidders whose tastes affect their valuation of an object of given quality bidders receive a signal about the quality of the objects the k highest bidders get an object and pay a price equal to the k first highest bid we find conditions under which in the limit objects are allocated efficiently to those with the highest tastes and price converges in probability to the value of an object to the marginal taste type

community development with endogenous land use controls abstract when competitive landowners developers control incorporation and zoning decisions efficient patterns of development emerge when by contrast early arrivals control policy they may impose zoning restrictions that force later entrants to pay via the property tax a disproportionate share of the cost of providing public services if new arrivals are sufficiently poor they may choose to reside outside the community while higher quality land within the community remains unoccupied this inefficient and exclusionary outcome can be an equilibrium if boundaries once drawn are irreversible the ex ante introduction of a seemingly natural compensation scheme may not remedy the problem

urban spatial structure urban structure is increasingly characterized by decentralization dispersion and multiple employment centers much is known empirically about such patterns and about how the interplay between agglomerative and dispersive forces generates spatial structures that are complex and prone to multiple equilibria and dynamic path dependence these forces operate at different spatial scales many entail unpriced interaction and external scale economies deriving from product differentiation and endogenous technical change appear particularly important because these forces interact in complex ways inefficiencies in urban structure are resistant to simple policy interventions

the determinants of homeownership affordability among the sandwich class empirical findings from guangzhou china the sandwich class is an east asian term referring to the lower middle class using a large and unique micro dataset collected in guangzhou this paper examines empirically the potential determin

what big teeth you have identifying the motivations for exclusionary zoning this paper considers whether a number of the motivations for exclusionary zoning usually examined by economists are distinguishable from one another in a general theoretical model the four motivations identified are fiscal zoning public goods zoning consumption zoning and political economic zoning it is demonstrated in a general setting that the motivations are observationally equivalent if the only available information is community composition the most important implication of this finding is that a policy directed at alleviating one motive for zoning inevitably affects other motives the existence of exclusionary zoning does not constitute a prima facie case for any particular intervention rather the true motivations behind the observed pattern of land use and land use controls must be identified

the effect of collusion on efficiency in experimental auctions abstract this paper examines the effect of collusion on allocative efficiency in a second price sealed bid auction in which bidders valuations have both private and common value components we present a theoretical model which shows that explicit collusion improves average efficiency furthermore a reduction in common value signal variance increases the efficiency of allocations when a cartel is present we test for the presence of these patterns in a laboratory experiment subjects can choose whether to compete or to form a cartel colluding bidders can communicate and make side payments using a knockout auction our results show that a large majority of bidders joins a cartel and collusion has a negative impact on efficiency

the determination of foreign banking location abstract in this paper we examine the determinants of foreign bank location we initially present some time series data on the postwar expansion of international banking we show that foreign branching increased very rapidly from about 1960 to the mid 1980s and slowed significantly after 1985 one interpretation of this growth in foreign branching is that it largely paralleled the increase in trade and foreign direct investment although it may also have been encouraged by the improvements in communications and the rapid financial innovation of the 1960s and 1970s to assess the role of trade and foreign direct investment on bank expansion we employ a cross sectional analysis of the pattern of foreign bank offices whereas previous studies have focused on a single parent or host country our study extends the existing literature by analyzing the location of nearly 2000 overseas offices across 37 patent and 82 host countries our results suggest a significant relationship between the pattern of bank location trade and foreign direct investment we define a banking centre as one in which there are more foreign banks than can be explained in terms of real business activity and we show that the usa uk switzerland singapore and indonesia most clearly qualify as banking centres we also provide some evidence for a sample of host countries that the abnormal number of bank offices is related to capital market activities

buyer collusion and efficiency of government intervention in wheat markets in northern india an asymmetric structural auctions analysis this paper uses auction theory to analyze wholesale markets for wheat in northern india this approach enables us not only to characterize the market in terms of buyer asymmetries but also to detect the existence of collusion and to quantify its impact on market prices we show that buyer asymmetries exacerbate the downward impact of collusion on prices the paper also demonstrates the use of auction theory to analyze questions of government efficiency it considers whether the government paid too much for the wheat it procured at the minimum support price and shows that for our sample it did not the paper is based on a primary survey of two wholesale markets in north india

estimating the public good value of preserving a local historic landmark the role of non substitutability and citizen information this study applies stated preference methods to estimate the public good values of preservation and restoration of a local historic landmark in a medium sized us city the survey device centres on

on the asymmetry of the vagueness band in willingness to pay answers the noaa panel for contingent valuation opened up the question of the possibility of using trichotomous choice discrete formats in cv studies in this paper we show how the trichotomous choice format can be used for testing the successfulness of the project definition in the questionnaire we shall define the vagueness band around the true outcome of the project to be valued and we allow it to be asymmetric it is shown how this asymmetry can be modelled and estimated we also show how these new models are generalisations of ordinary ordered probit logit models

out of control what can we learn from the end of massachusetts rent control abstract this paper uses the sudden end of rent control in massachusetts in 1995 to estimate the effects of rent control i examine boston msa data from the american housing survey years 1985 1998 to determine how rent control affected the quantity price and quality of rental housing my results suggest rent control had little effect on the construction of new housing but did encourage owners to shift units away from rental status and reduced rents substantially rent control also led to deterioration in the quality of rental units but these effects appear to have been concentrated in smaller items of physical damage i also examine specifications that allow rent control to affect rent levels both directly through controlled status and indirectly through spillover effects from nearby rent controlled units these estimates imply that rent control may have small effects on the price of the non controlled rental housing stock

analysis of the residential location choice and household energy consumption behavior by incorporating multiple self selection effects abstract it is expected that the residential location choice and household energy consumption behavior might correlate with each other besides due to the existence of self selection effects the observed inter relationship between them might be the spurious result of the fact that some unobserved variables are causing both these concerns motivate us to 1 consider residential location choice and household energy consumption behavior for both in home appliances and out of home cars simultaneously and 2 explicitly control self selection effects so as to capture a relatively true effect of land use policy on household energy consumption behavior an integrated model termed as joint mixed multinomial logit multiple discrete continuous extreme value model is presented here to identify the sensitivity of household energy consumption to land use policy by considering multiple self selection effects the model results indicate that land use policy do play a great role in changing beijing residents energy consumption pattern while the self selection effects cannot be ignored when evaluating the effect of land use policy based on the policy scenario design it is found that increasing recreational facilities and bus lines in the neighborhood can greatly promote household s energy saving behavior additionally the importance of soft policy and package policy is also emphasized in the context of beijing

socialist cities without land markets abstract how does the spatial dynamics of the socialist city compare with that of the market city what happens when all investment decisions are made administratively in the absence of land markets russian development is the longest socialist experiment on record its outcome is of paramount interest to urban economists this paper reports the first analysis of the structure of russian cities after 70 years of soviet development the main finding is a perversely positive population density gradient the soviet city also has a disproportionate share of industrial land often in prime locations free property trading started in russia in 1992 the emerging negative price gradient contrasts totally with the positive population gradient that is the legacy of administrative land allocation these two conflicting gradients highlight the land misallocation and inefficiency of the socialist city

accounting for central neighborhood change 1980 2010 abstract after 1980 2000 population decline and economic stagnation downtown neighborhoods in most large us cities experienced 2000 2010 population growth and gentrification stark racial differences in valuations of downtown amenities and suburban labor market opportunities among those with less than college that only emerged after 2000 are the primary drivers of these downtown neighborhood dynamics as college educated whites moved in increases in valuations of downtown amenities encouraged other whites to remain in downtowns a reversal from prior decades continued departures of less than college educated minorities were driven both by relative improvements in suburban employment opportunities for this group and their continued declines in valuations of downtown amenities our evidence highlights the importance of racial differences in valuations of potentially endogenous local amenities for understanding recent downtown gentrification

collusion in second price auctions with heterogeneous bidders abstract we show that efficient collusion by any subset of bidders in second price private value auctions is possible even when the bidders are heterogeneous an important property of efficient collusion is that a bidder s net payoff from participating in collusion is independent of her valuation we show that the cooperative game whose characteristic function evaluated at a coalition is the ex ante collusive surplus of that coalition has a nonempty core a feature of more technical interest is the mechanism characterization when the private information of agents does not enter in a linear or even piecewise linear manner

participatory environmental education and willingness to pay for river basin management empirical evidence from nigeria this paper examines the role of participation as a tool for improving individuals perceptions and environmental values using a test retest experiment conducted in south eastern nigeria two identical contingent valuation experiments were interspersed by participatory workshops designed to involve respondents in framing and forming the valuation scenario econometric analyses found that participatory education significantly developed individuals perceptions of pollution problems and increased the magnitude and precision of their wtp for a river basin management scheme the extent of changes in perceptions declined with increasing levels of formal education suggesting that less educated respondents are more likely to hold weakly formed preferences

do reminders of substitutes and budget constraints influence contingent valuation estimates a test is performed of the recommendation by the noaa panel on contingent valuation that respondents be reminded about other substitute resources and their budget constraint prior to answering the willingness to pay wtp question the context for this experiment is a cvm study of the benefits from reducing fire hazards to old growth forests in oregon the test was performed using two mail surveys that were otherwise identical except for the inclusion of reminder statements prior to the wtp question the dichotomous choice logit equations were not statistically different between versions and the mean wtp results were identical

a study of collusion in first price auctions this paper examines the bidding for school milk contracts in florida and texas during the 1980s in both states firms were convicted of bid rigging the data and legal evidence suggest that the cartels in the two states allocate contracts in different ways one cartel divides the market among members while the other cartel also uses side payments to compensate members for refraining from bidding we show that both forms of cartel agreements are almost optimal provided the number of contracts is sufficiently large in the auction the cartel bidder may face competition from non cartel bidders the presence of an optimal cartel induces an asymmetry in the auction the selected cartel bidder is bidding as a representative of a group and has on average a lower cost than a non cartel bidder the data support the predicted equilibrium bidding behaviour in asymmetric auctions in accordance with optimal cartels

collusion and signaling in auctions with interdependent values abstract the standard approach to collusion in auctions posits an uninformed disinterested third party who prior to the auction designs and implements a collusive mechanism in environments where collusion agreements are likely to be both proposed and executed by the involved parties this approach may neglect information leakages from simply a proposal to collude we consider a model of collusion where one informed bidder proposes to another as in es and schummer 2004 we allow for general interdependent values and affiliated signals in contrast to third party modeling approaches collusion is inefficient from both a social perspective except for the case of pure common values and from the perspective of the ring both bidders are better off than without colluding but the surplus extracted from the seller is distributed asymmetrically between the bidders the potential for information leakage from proposing is bad for low types who reveal that they are weak competitors but is advantageous for high types because they are able to signal their strength we identify a so called briber s curse whereby acceptance of a proposal causes the proposer to downgrade her expected value for the object when there is additional competition in the form of bidders outside of the cartel the briber s curse significantly harms cartel profits and raises seller revenues

estimating ethnic preferences using ethnic housing quotas in singapore there are many policies around the world aimed at integrating groups gender ethnic national in education employment immigration and housing in the case of housing since prices may not internalize externalities in residential location choices we need to know preferences for welfare analysis this paper estimates people s taste for living with own ethnic groups ethnic preferences using unique policy variation from the ethnic housing quotas in singapore my approach combines policy induced variation commonly used in reduced form settings with a non parametric identi cation strategy in a structural demand estimation framework a la berry levinsohn and pakes 1995 i nd that all groups have strong preferences to live with at least some other

collusive bidder behavior at single object second price and english auctions models of collusive bidder behavior at single object second price and english auctions are provided the ind ependent private values model is generalized to permit the formulatio n of coalitions and a strategic response by the auctioneer cooperati ve strategies are found to be dominant in these models coalitions of any size are viable and the payoff to each member increases with th e size of the coalition in addition the collusive strategies of the coalition represent a noncooperative equilibrium the optimal respon se of the auctioneer is to establish a reserve price that is a functi on of the coalition s size these and other features of the model are found to be consistent with the essential features of actual behavio r copyright 1987 by university of chicago press

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

commercial land use regulation and local government finance land use regulation in american cities is pervasive taken together these rules probably represent the most significant market intervention undertaken by state and local governments land use regulation includes a wide variety of rules governing the physical location of economic activities within jurisdictions regulations governing the design height or capital intensity of commercial and industrial property rules regarding the minimum lot sizes for residential parcels the number of bedrooms in new dwellings or other restrictions on residential density and rules delineating developer responsibilities for infrastructure provided in newly subdivided areas by international standards regulations in the united states are adopted by rather small units of government i e by towns rather than regional authorities whose objectives are typically confined to narrowly defined geographical portions of metropolitan areas the small scale at which regulations are promulgated and the existence of substitutable sites within metropolitan areas for residential commercial and industrial activity suggest that recognition of competition across jurisdictions is crucial to understanding the impact of land use rules as they affect the quality of life or the fiscal health of the residents of any jurisdiction many economic models ignore these competitive forces concentrating instead upon the case of the regulatory monopolist in consequence there is considerable theoretical uncertainty about the impact of locally adopted regulations upon the utilities of local citizens or their economic wealth a selective review is provided by j m pogodzinski and tim sass 1989 land use regulations in urban areas are motivated by two conceptually distinct concerns the control of externalities and the pursuit of fiscal objectives these mixed objectives make it more difficult to understand the effects of regulation especially since externality arguments are notoriously difficult to confirm in empirical analyses fiscal arguments on the other hand are more easily tested in this paper we investigate a new but increasingly popular form of land use control limitations on the growth of commercial property in one instance we provide bounds on the fiscal implications of controls on commercial property this in turn bounds the magnitude of the implied efficiency gains when the land use policy is viewed as a rational choice by citizens

the decision to establish a foreign bank branch or subsidiary an application of binary classification procedures this paper has two purposes first we model a key decision for inter national banks using data on the foreign direct investment fdi behavior of foreign banks in japan and california second we examine the utility of linear discriminant analysis and maximum likelihood logit analysis as statistical techniques for relating a qualitative dependent variable to a vector of inde pendent variables we apply these techniques to the decision by parent banks as to whether or not to have a subsidiary branch in california japan we treat the deci sion as a binary choice based on a consideration of various relevant factors the population for each of the countries consists of those foreign to the host country banks that already have a presence in the country the research ques tion then becomes given that a foreign bank is in the country does the extent of the parent bank s experience internationally and in the host country affect the probability that it will deepen its presence the choice of statis tical tools by which to examine this question gives rise to our methodological concerns

the value of air quality in chinese cities evidence from labor and property market outcomes using a dual market sorting model of workers location decisions this paper studies the capitalization of air pollution in wages and property prices across chinese cities to account for endogeneity of air pollution in the determination of wages and property prices we exploit quasi experimental variation in air quality induced by a policy subsidizing coal based winter heating in northern china and document a discontinuity in average air quality for cities located north and south of the policy boundary using data for all 288 chinese cities in 2011 we estimate an equilibrium relationship between wages and house prices for the entire system of chinese cities and specify a regression discontinuity design to quantify how variation in air quality induced by the policy affects this relationship locally our preferred estimates of the elasticity of wages and house prices with respect to text pm 10 concentration are 0 53 and 0 71 respectively at the average of our sample the willingness to pay for a unit reduction in text pm 10 concentration is cny 261 28 simeq usd 40 50 with a significant share reflected in labor market outcomes

the vulnerability of auctions to bidder collusion previous work has addressed the relative vulnerability of different auction schemes to collusive bidding the common wisdom is that ascending bid and second price auctions are highly susceptible to collusion we show that the details of ascending bid and second price auctions including bidder registration procedures and procedures for information revelation during the auction can be designed to completely inhibit or unintentionally facilitate certain types of collusion if auctions are designed without acknowledging the possibility of collusion then the design will ignore key features that impact the potential success of colluding bidders

a study of the internal organization of a bidding cartel this paper examines bidding in over 1 700 knockout auctions used by a bidding cartel or ring of stamp dealers in the 1990s the knockout was conducted using a variant of the model studied by daniel graham robert marshall and jean francois richard 1990 following a reduced form examination of these data damages induced inefficiency and the ring s benefit from colluding are estimated using a structural model in the spirit of emmanuel guerre isabelle perrigne and quang vuong 2000 a notable finding is that nonring bidders suffered damages that were of the same order of magnitude as those of the sellers

housing choice hindrances and urban spatial structure evidence from matched location and location preference data in chinese cities abstract in a monocentric city with a well functioning residential market pareto efficient spatial equilibrium entails the sorting of residents according to their bid rent gradient in descending order away from city center violation of this sorting condition creates opportunities for pareto improving trading of locations and can be sustained only if the market is hindered we propose a simple ordered location choice model using matched location and location preference data of individual households to examine violations of the pareto efficient spatial sorting condition in so doing we are able to identify population groups facing housing choice hindrances we find in a sample of chinese cities undergoing housing market liberalization that poor marketability of the previously state provided homes inadequate provision of housing finance and spatial mismatch between job market and housing market opportunities contribute to a pareto inefficient spatial structure

the nascent market for green real estate in beijing abstract in recent years formal certification programs for rating and evaluating the sustainability and energy efficiency of buildings have proliferated around the world developers recognize that such green labels differentiate products and allow them to charge a price premium china has not formally adopted such rating standards in the absence of such standards developers are competing with each other based on their own self reported indicators of their buildings greenness we create an index using google search to rank housing complexes in beijing with respect to their marketing greenness and document that these green units sell for a price premium at the presale stage but they subsequently resell or rent for a price discount an introduction of a standardized official certification program would help green demanders to acquire units that they desire and would accelerate the advance of china s nascent green real estate market

mobility and affordability in us housing in the us affordability is changed by some housing policies that are set nationally and by others set locally since interventions tend to change rents and prices from market equilibrium levels they usually lower the volume of transactions hence mobility upon close examination however data from the 25 largest us cities do not support the negative association of mobility with intervention as strongly as do data comparing different countries with one another national intervention affects cities uniformly and local intervention while important is usually outweighed by other factors in the us what matter most are the economic fortunes of particular industries that spur the growth of some cities and hold back others the more households proliferate or migrate in the more will a city develop new neighbourhoods and generate chains of moves or turnover of the entire housing stock variations in growth rates thus dominate differences in the degree of intervention as spurs or blocks to mobility

site density restrictions measurement and empirical analysis abstract restrictions on the density at which development can occur are a central tool of land use regulation yet they are understudied in the empirical literature in this paper we present a methodology to identify how much restrictions on the ratio of building space to lot area constrain developers our approach generates a measure of the distortion from the private optimum caused by restrictions as a function of land prices and the maximum allowed ratio of floor space to lot area we use this methodology to examine how the set of incentives facing different levels of local government in shanghai china affects density constraints on redevelopment sites in the city s emerging real estate market

the role of uncertainty in the relationship between fairness evaluations and willingness to pay participants in contingent valuation studies may be uncertain about a number of aspects of the policy and survey context the uncertainty management model of fairness judgments states that individuals will evaluate a policy in terms of its fairness when they do not know whether they can trust the relevant managing authority or experience uncertainty due to insufficient knowledge of the general issues surrounding the environmental policy similarly some researchers have suggested that not knowing how to answer wtp questions participants convey their general attitudes toward the public good rather than report well defined economic preferences these contentions were investigated in a sample of 840 residents in four urban catchments across australia who were interviewed about their wtp for stormwater pollution abatement four sources of uncertainty were measured amount of prior issue related thought trustworthiness of the water authority insufficient scenario information and wtp response uncertainty a logistic regression model was estimated in each subsample to test the main effects of the uncertainty sources on wtp as well as their interaction with fairness and proenvironmental attitudes results indicated support for the uncertainty management model in only one of the four samples similarly proenvironmental attitudes interacted rarely with uncertainty to a significant level and in ways that were more complex than hypothesised it was concluded that uncertain individuals were generally not more likely than other participants to draw on either fairness evaluations or proenvironmental attitudes when making decisions about paying for stormwater pollution abatement

international banking a survey two distinct sets of issues are involved in the analysis of international banking one set the industrial organization issues centers on the patterns of expansion of foreign branches and subsidiaries of banks headquartered in the united states great britain japan and a few other industrial countries and on the nature of the advantage that these branches and subsidiaries have in relation to their host country competitors the second set the international finance issues involves the role of banks in cross border and cross currency financial flows both from their head offices and from their foreign branches and subsidiaries despite the attention to international banking there are few uniquely international institutions rather international banks are a subset of domestic banks with significant numbers of foreign branches and subsidiaries moreover there are few uniquely international banking activities although foreign exchange trading may seem to be one in many countries most or all foreign exchange trading involves domestic banks with few if any foreign branches the growth of foreign branches and subsidiaries of major banks occurred in two waves the first occurred in the decades before world war i when the war started

favor exchange in collusion empirical study of repeated procurement auctions in japan abstract it is known that bid rigging in public work auctions in japan often takes the form of exchanging favors in such a scheme the winner is designated based on favors he has given to other ring members by explicitly modeling favor as an explanatory variable this paper analyzes data from the public works auctions for consulting works in naha japan to confirm that such a collusion scheme is in operation

taxation and the tiebout model the differential effects of head taxes taxes on land rents and property taxes on the theory of state and local public finance is the seminal paper by charles tiebout 1956 tiebout constructed a multijurisdictional model in which independent local governments offer a wide variety of expenditure and tax policies and perfectly mobile consumers reveal their preferences for local public goods through their choice of residential community he argued that under such circumstances local public service provision would be efficient the tiebout model has formed the basis of a vast number of subsequent articles in the state and local public finance literature and has also been very influential in urban and regional economics the efficiency properties of various tiebout type models of local public good provision have been examined and the role of politics in these models has been debated at length in this literature of more direct relevance to this paper however is the fact that although tiebout had little to say directly about taxation simply assuming the existence of head taxes subsequent analyses have used adaptations of this model to examine the effects of local head taxes land taxes and property taxes it is the literature on the efficiency and distributional effects of alternative local taxes that is the subject of this survey 1

housing demand and community choice an empirical analysis abstract housing demand reflects the household s simultaneous choice of the neighborhood whether to own or rent the dwelling and the quantity of housing services demanded existing literature emphasizes the final two factors but overlooks the choice of community this paper develops an econometric model that incorporates all three components and then estimates this model using a sample of tampa florida households incorporating community choice increases the price elasticity of demand and reduces the differential between white and comparable nonwhite households the results are robust to the inclusion of permanent income and taxes

credit rationing race and the mortgage market abstract this study applies microdata from the 1983 survey of consumer finances to evaluate the effects of borrower race and default risk in mortgage lending the empirical analysis is based on a probit model of whether borrowers obtain fha or conventional mortgages the former are fully insured and are characterized by easier downpayment constraints but are typically more expensive hence households borrowing through the fha will tend to be credit constrained in the conventional market results of the analysis indicate that variables which proxy lender concerns about default risk and cost have an important effect on the type of loan borrowers obtain empirical estimates also suggest that minority households are significantly less likely to obtain conventional financing than whites even after controlling for various proxies of default risk these results suggest that race effects in mortgage lending may persist for reasons unrelated to borrower default risk

on the political economy of zoning abstract households choose a community in a metropolitan area and collectively set a minimum housing quality and a property tax to finance a local public good the collective imposition of a lower bound on housing consumption induces an income stratified equilibrium in a specification where meaningful community differentiation would not arise without zoning we show computationally that zoning restrictions are likely to be stringent with a majority facing a binding constraint in communities that permit it by inducing a stratified equilibrium zoning causes tiebout welfare gains in aggregate but with large welfare transfers relative to stratified equilibrium without zoning the zoning equilibrium is significantly more efficient as it reduces housing market distortions

patterns of growth in chinese cities implications of the land lease abstract a special feature of china s housing market is land use rights in the form of land leasehold contracts granted by the government we consider an equilibrium model in which a representative developer may choose to redevelop existing centrally located housing or to develop new housing at the periphery of the city we show that as the city grows the land leasehold system results in the city center being developed less intensely and more land being used on the outskirts of the city when compared to a fee simple environment thus cities in china are likely to be relatively more spread out with city centers relatively older than would be the case with fee simple ownership our model suggests that excess residential land use is about 6 percent in addition compared with the ownership case housing supply will grow more quickly in the near future but more slowly later on during the transition of the chinese economy parallel to the supply growth pattern equilibrium price grows relative slowly in the near future but more quickly later on while we focus on residential uses we believe our model can be applied to other land uses

welfare effects of changing commodity tax rates toward uniformity abstract this paper presents a theory of tax reform that is applicable to a many good economy where i the initial tax structure is arbitrarily given ii no lump sum tax exists and iii the initial tax revenue must be maintained after the reform sufficient conditions are established under which tax changes definitely result in increases in welfare they indicate that in a wide class of situations the uniform tax structure can be a useful intermediate target on the way to optimum

understanding china s urban pollution dynamics china s ongoing urban economic growth has sharply increased the population s per capita income lowered the count of people living below the poverty line and caused major environmental problems we survey the growing literature investigating the causes and consequences of china s urban pollution challenges we begin by studying how urban population and industrial growth impacts local pollution levels and greenhouse gas production as the urban population grows richer its demand for private transportation and electricity sharply increases such privately beneficial activity exacerbates urban pollution externalities facing these severe environmental challenges china s urbanites increasingly demand quality of life progress we survey the emerging literature investigating the demand for environmental progress in china progress in mitigating externalities hinges on whether the powerful central and local governments choose to address these issues we analyze the political economy of whether government officials have strong incentives to tackle lingering urban externalities we conclude by discussing future research opportunities at the intersection of environmental and urban economics jel o18 p25 p28 q53 r23 r41 r58

the importance of regret minimization in the choice for renewable energy programmes evidence from a discrete choice experiment abstract this study provides a methodologically rigorous attempt to disentangle the impact of various factors unobserved heterogeneity information and environmental attitudes on the inclination of individuals to exhibit either a utility maximization or a regret minimization behaviour in a discrete choice experiment for renewable energy programmes described by four attributes greenhouse gas emissions power outages employment in the energy sector and electricity bill we explore the ability of different models multinomial logit random parameters logit and hybrid latent class and of different choice paradigms utility maximization and regret minimization in explaining people s choices for renewable energy programmes the pure random regret random parameters logit model explains the choices of our respondents better than other models indicating that regret is an important choice paradigm and that choices for renewable energy programmes are mostly driven by regret rather than by rejoice in particular we find that our respondents choices are driven more by changes in greenhouse gas emissions than by reductions in power outages finally we find that changing the level of information to one attribute has no effect on choices and that being a member of an environmental organization makes a respondent more likely to be associated with the utility maximization choice framework

universal health insurance in the clinton plan coverage as a tax financed public good the financing arrangements embodied in the clinton health reform plan involve some important differences in the way in which public goods are usually financed the subsidies to small low wage firms mandated to provide benefits distort markets in both labor and products and offer incentives for the creation of small firms in addition the financing scheme implicitly envisions a head tax on families at modest income levels but offers a possible rationale for it nevertheless the main reason for many of the financing features appears to be an attempt to hold down the apparent budgetary cost of universal coverage

household location and race estimates of a multinomial logit model a multinomial logit model of household location choice in which families choose from a number of mutually exclusive residential location is estimated regression results indicate that the locational choices of white and black households are importantly but differently affected by their socioeconomic characteristics in that regard black suburbanization patterns are little influenced by large simulated changes in household characteristics findings suggest that policies which focus on the educational and earnings opportunities of blacks would likely be largely ineffectual in fostering the integration of predominantly white suburban communities copyright 1989 by mit press

wasteful commuting a resolution a debate over the empirical underpinnings of urban economic models is emerging under the unlikely rubric of wasteful commuting hamilton 1982 shows that a commonly used monocentric model in which employment and population densities decline exponentially from a center greatly underpredicts actual commuting distances in typical u s and japanese metropolitan areas he concludes that the monocentric model is fundamentally flawed this conclusion is challenged by white 1988b who examines the cost minimizing assignment of households to residential locations taking density patterns as they are and measuring cost by travel time white finds that for a sample of u s metropolitan areas only 11 percent of actual commuting cost is in excess of the cost minimizing amount rather than the 87 percent found by hamilton hamilton 1989 and cropper and gordon 1991 using variations of white s technique obtain results intermediate between these extremes this abstract was borrowed from another version of this item

the location of international financial activity an interregional analysis goldberg m a helsley r w and levi m d 1989 the location of international financial activity an interregional analysis reg studies 23 1 7 this paper examines the determinants of the spatial distribution of financial activity the determinants of the sizes of the financial services sector are estimated using data for a sample of us states although our analysis is limited by the availability of data the results are strong and clear the level of international financial activity is positively and significantly related to per capita income the level of imports and the number of corporate headquarters the results indicate that international trade is intensive in its use of financial services and that financial services tends to be exported along with goods goldberg m a helsley r w et levi m d 1989 la localisation des operations financieres internationales une analyse interregionale reg studies 23 1 7 cet article examine les determinants de la distribution geographique des opera

auction cartels and the absence of efficient communication abstract this paper examines the feasibility of collusive mechanisms in single unit auctions a model is constructed with private and common value information asymmetry and continuous type space we show that an incentive compatible bid coordination mechanism bcm does not exist if common value uncertainty is present this result contradicts actual antitrust cases where common effects or resale opportunities created uncertainty about valuations but a price fixing cartel was formed we solve the puzzle by relaxing the assumption that all bidder types truthfully reveal their private information the introduced bayesian bid coordination mechanism bbcm exists if the main source of information asymmetry is private value in that case a designated ring member can signal high valuation and suppress competition our results demonstrate the rationale behind cartel mechanisms with pre auction knockouts

the structure of international banking abstract this paper investigates the factors that determine the number and form of foreign banking operations from 60 foreign countries in the united states our equilibrium model of three banking forms representative offices agencies and branches and three explanatory variables export activity merchant banking activity and capital market development explains more than 74 per cent of the variation in numbers of offices across the 60 different foreign countries in addition we identify the equilibrium model of competition among the types of operations that is most consistent with the empirical results jel f33

information and housing search theory and evidence from china market abstractasymmetric market information plays a role in households housing choice to study this role we theoretically and empirically examine the varied behaviours between better informed and less informed households in a housing market the housing search model theoretically predicts that better informed households are more likely to secure a better deal with the data from tianjin in china hedonic models are calibrated to quantify the impacts of asymmetric information on housing search outcomes the results show that the less informed homebuyers need to pay around 1 2 3 more than those better informed homebuyers after controlling the heterogeneity of housing units which are consistent with the theoretical predictions it suggests that policies and institutions to alleviate asymmetric information in housing market could improve the welfare of households

the interjurisdictional effects of growth controls on housing prices institute of university of i 39 business and california at i economic research berkeley fisher center for real estate and urban economics working paper series working paper no 84 83 the interjurisdictional effects of growth controls on housing prices l by these papers are preliminary in nature their purpose is to stimulate discussion and lawrence katz comment therefore they kenneth t rosen are not to be cited or quoted in any publication without the ex press permission of the author walter a haas school of business

impact fees exclusionary zoning and the density of new development abstract the increasing use of impact fees represents a new trend in local fiscal policy which can have important effects on real estate markets the ramifications for economic efficiency as well as for the pattern of metropolitan area development are not well understood by real estate academics or practitioners current discussion focuses primarily on who bears the burden of the fees this paper shows that impact fees have interesting implications for a broader set of important issues the fees provide communities with added flexibility in pricing entry into their jurisdictions allowing existing residents to transfer to themselves the surplus associated with new development using impact fees can reduce the incentive for communities to engage in fiscally inspired exclusionary zoning the optimal density of new development can increase following the introduction of fees widespread use of impact fees ultimately may help alter the current centralization in core cities of relatively poorer people and other demanders of high density development

the economics of tenancy rent control we consider a rent control regime where rent increases on and eviction of a sitting tenant are forbidden when apartments become vacant landlords may negotiate new rents if inflation exists landlords prefer to rent to short staying tenants since departure date contingent contracts are forbidden and landlords cannot tell whether tenants are short stayers an adverse selection problem arises with a pareto inefficient equilibrium when tenant types are determined endogenously multiple equilibria can arise where one equilibrium is pareto dominated abolition of the rent control regime cannot only shift the equilibrium out of this inferior outcome but also result in across the board lowering of rents

the effect of rent control on commute times this paper adds to the empirical literature on rent control we hypothesize that rent control affects commute times new jersey census tract data from the urban institute geolytics neighborhood change database show a positive and statistically significant relationship between rent control and commute times for 1980 1990 and 2000 for 1980 and 1990 we confirm that it is a lack of household mobility that is behind the longer commutes for 2000 detailed rent control data allow an examination of the consequences of the specific type of vacancy decontrol legislation the most restrictive ordinances have the strongest effect on commute times

spillover effects of human service facilities in a racially segmented housing market abstract previous studies of human service facility spillovers on residential property values have been inconclusive and have failed to take into account the effects of racial segmentation of housing markets likewise studies of racial discrimination in urban housing markets and price differentials between white and nonwhite areas of the city have failed to consider the impacts of service facilities on prices this study develops an hedonic price model of housing services in a racially segmented housing market which considers a variety of human service facilities and their spillover effects model results for oakland california in 1976 indicate that facilities significantly affect housing prices both positively and negatively and that these effects vary by racial submarket implications of these findings for the interpretation of past discrimination studies facility impact studies and social policy are considered

auctions and bidding a primer maybe the contractor was right to think bid jobs are different but it is more likely that he suffered from too simple a view of what is involved in preparing a competitive bid our analysis will show that even an experienced estimator working in familiar terrain can lose money if he doesn t understand the subtleties of competitive bidding the phenomenon experienced by the painting contractor known as the winner s curse is just one of the surprising and puzzling conclusions that have been turned up by modern research into auctions another is the theoretical proposition supported also by some experimental evidence that for example a sealed bid treasury bill auction in which each buyer pays a price equal to the highest rejected bid would yield more revenue to the treasury than the current procedure in which the winning bidder pays the seemingly higher amount equal to his own bid there are also subtle results that demonstrate the equivalence of such apparently different institutions as the standard sealed bid auction in which the auctioneer seller sells the goods to the highest bidder for a price equal to his bid and the dutch auction in which the auctioneer seller begins by asking a high price and gradually lowers the price until

the effects of the international banking act on domestic bank profitability and risk the passage of the international banking act of 1978 was the first major step towards imposing consistent and uniform federal regulations on the growing number of foreign banks entering the united states prior to this date foreign banks had been subject to a patchwork of state laws of varying degrees of stringency covering their entry expansion and portfolio behavior see white 1982 and walker 1983 the net result of this patchwork of state regulation was that by 1978 foreign banks had developed certain competitive advantages over domestic banks these advantages emanated from the fact that foreign bank branches and agencies i were not required to meet federal reserve determined reserve requirements on liabilities such as large cds and ii they were not subject to federal laws governing interstate banking the 1927 mcfadden act and activity diversification the 1933 glass steagall act and the 1956 bank holding company act including its 1970 amendments however foreign banks were also subject to certain disadvantages compared to domestic banks in particular they were inhibited from entering into retail banking markets by being ineligible for fdic insurance and being denied access to fed services such as check collection and the discount window to eliminate these discrepancies in relative regulation the international banking act iba was introduced in the house of representatives in february 1978 re

nudging acceptability for wood ash recycling in forests a choice experiment abstract in this paper our objective is to assess the general french population s acceptability of application of wood ash in forests a measure currently not allowed but under consideration by the government the main originality of our approach is that we test how a nudge can be used as an instrument to increase social acceptability conveying objective information regarding ash recycling furthermore although we do not consider it as a welfare measure we show how the estimation of the willingness to pay can be considered as a complement to the more traditional social acceptability measure three nudges were introduced as three treatments in a discrete choice experiment in the first treatment the options with wood ash application were highlighted to indicate to the respondents that they corresponded to pro environmental measures positive framing in the second treatment we changed the wording of the two non status quo options to highlight the recycling aspect of wood ash application in the last treatment we adopted a productive wording to highlight the fact that wood ash application increases wood production treatments in particular positive framing and productive wording influence the willingness to pay but depend on the attitudes of the respondents

the economic theory of zoning a critical review municipal zoning regulations are the most important way in which local governments affect housing markets numerous studies have been undertaken to analyze the impact of zoning on housing and land prices on population density and on welfare however despite the volume of previous research there is little agreement on the effects of zoning or how to properly analyze those effects several papers have reviewed the empirical literature on zoning this review focuses on the theory of zoning specifically on how zoning is modeled especially whether zoning is embedded in an urban model and the implications derived from these models for the impact of zoning on welfare and housing prices we divide the effects of zoning on economic agents into six broad categories supply side effects demand side effects tiebout effects externality effects endogenous zoning and rent seeking behavior supply side effects concern how zoning affects the suppliers of housing services and the land market demand side effects concern how zoning affects consumers choice of the optimal consumption bundle especially the choice of housing characteristics tiebout effects result from consumer mo

option price estimates for water quality improvements a contingent valuation study for the monongahela river abstract we present the findings from a contingent valuation survey designed to estimate the option price bids for the improved recreation resulting from enhanced water quality in the pennsylvania portion of the monongahela river the findings are based on a survey design that used professional interviewers to conduct personal interviews determined from a representative sample of 393 households in addition the research suggests that protest bids and outliers be viewed similarly accordingly a new technique for identifying outlying responses is proposed the findings suggest that the question format affects the option price estimates and that criteria for determining the final sample of responses can have an important influence on contingent valuation results

program participation and farm level adoption of conservation tillage estimates from a multinomial logit model over the past decade conservation compliance has reduced soil erosion what will happen to these erosion benefits if commodity programs are eliminated or if the subsidy level is greatly reduced this study investigates whether there will be a significant decline in the amount of acreage on which conservation practices are adopted if future farm program benefits are not tied to conservation compliance

the extension of international credit by us banks a disaggregated analysis 1988 1994 abstract we use simultaneous equation estimation techniques to analyze decisions made by 35 us banks with respect to credit extended domestically and to credit extended within 16 foreign countries 1988 1994 our results indicate that foreign credit extension by us banks follows the commercial expansion of us businesses abroad and is greater in countries with expanding economies they are inconsistent with the notion that banks trade off credit activities undertaken domestically and abroad

public employee pensions and the local labor budget abstract this paper examines the causes and consequences of public employee pension funding by local governments the pension funding decision is analyzed within the context of two models one where current taxpayers stay and pay employees future retirement benefits and a second model where current taxpayers move and thereby hope to avoid paying future retirement benefits the empirical results test the alternative models for a sample of 60 large u s cities using data for local police and fire services the effects of underfunding on local wages and employment is then examined and found to be significant implications for national pension funding policy are drawn

commodity specification and the framing of contingent valuation questions contingent valuation studies comprise a process of information transfer a researcher through a survey instrument conveys information about the item being valued and repondents in turn provide information about the value they place on this item considering contingent valuation from this perspective nearly all of the research evaluating the validity of this valuation method is in a general sense focused on examining the effects of information structures on value estimates a comparison of various questioning techniques represents such an examination boyle and bishop 1988 randall hoehn and tolley 1981 smith desvousges and fisher 1986 on a more specific level the selection of a payment vehicle also forms part of the information set and may affect statements of value greenley walsh and young 1982 1985 mitchell and carson 1985 these examples suggest that the validity of estimated contingent values relies heavily on the information conveyed to survey respondents since varying information structures can affect the magnitude of estimated values

international trade in banking services abstract this paper investigates which of the theories of international trade best explains trade in international banking in its various forms branches subsidiaries and representatives strong evidence is found to support the newer economies of scale theories and it is proposed that the foreign exchange and capital markets exhibit declining costs to production it is also discovered that the relaxation of exchange and capital controls by potential host countries diminishes the incentives of banks to seek direct representation

effects of different descriptions of the ecological good on willingness to pay values abstract the contingent valuation cv method is a survey based method that is used to put a price on ecological goods due to its hypothetical character the validity of the cv method forms part of an ongoing debate this article deals with one aspect of this validity viz the proper description of the ecological good of interest the question is whether and if so to what extent different descriptions meant as representations of the same good influence respondents willingness to pay wtp do different descriptions of the ecological good result in the same representation of that good or will these descriptions result in different images of the good and consequently in different values if the latter occurs a validity problem arises a field experiment was conducted to study the effects of three descriptions of the good a clean environment around the year 2015 the results of this experiment show that rather large differences in the description of this good have a significant effect on wtp values as well as on the number of protest bidders smaller differences in the description however do not show such an effect it seems as if certain information thresholds have to be overcome in order to affect wtp values

households willingness to pay for reliable electricity services in ghana abstract access to reliable electricity is important in increasing the living standards of households and promoting sustainable development however ghanaian households have had to grapple with frequent power outages and poor quality electricity services in recent times this study examines the factors influencing households willingness to pay for reliable electricity services in ghana using data collected from 950 households in the cape coast metropolitan area and the tobit regression technique it was revealed that monthly income prior notice on power outages business ownership separate meter ownership household size and education significantly affect willingness to pay for reliable electricity services on the average households were prepared to pay 44 percent gh 6 80 us 3 42 more relative to the mean monthly electricity bill in the sample to improve electricity services it is envisaged that the findings would be used by policy makers and utility companies to make electricity generation and distribution more sustainable and efficient

the evolution of the housing market and its socioeconomic impacts in the post reform people s republic of china a survey of the literature the development of the housing market in the people s republic of china is not only a major component of chinese economic growth but also has wide ranging influential impacts on chinese society a burgeoning number of papers have examined the housing market in the postreform people s republic of china from various perspectives this paper aims to provide a thorough survey of the key literature in the field and then supply a complete picture of the dynamics of the housing market in the people s republic of china to assess the functional efficiency of this nascent market we pay particular attention to the literature that is related to the academic debate over the chinese housing bubble issue the structure and operation of the housing market is another major concern in this paper finally we summarize the key insights of the literature that we surveyed note research gaps in the literature and discuss further research directions in this field

are there environmental limits to cost benefit analysis this paper considers the problem areas found in applying cost benefit analysis cba to projects involving environmental costs or benefits this is particularly relevant given recent moves by the uk government to include environmental valuations in cba exercises and in other related appraisal activities following the publication of the pearce report the paper argues that a major problem lies in placing monetary values on non market goods the paper also addresses the problems of i differences between citizen and consumer values ii complexity of ecosystems iii irreversibility and uniqueness and iv intergenerational equity and discounting the extent to which cba is an institution open to capture is also discussed

estimating the distortionary effects of ethnic quotas in singapore using housing transactions abstract desegregation is a key policy issue in many countries i investigate a residential desegregation program in singapore the ethnic housing quotas i show that choice restrictions imposed on apartment blocks above the quota limits constrained could have distortionary effects causing price and quantity differences for constrained versus unconstrained blocks i test these predictions by hand matching more than 500 000 names in the phonebook to ethnicities to calculate ethnic proportions at the apartment block level i can then investigate differences for constrained and unconstrained blocks close to the quota limits and test for sorting around the limits i find that price differences are between 3 and 5 quantity effects are economically significant translating to longer time on market durations selection cannot fully explain these results my results point to challenges in achieving desegregation using quantity restrictions

measuring racial discrimination with fair housing audits caught in the act a survey technique called a fair housing audit provides a direct measure of racial discrimination in housing this paper examines the econometric issues raised by audit data measures the discrimination uncovered by a 1981 boston study and tests hypotheses about the causes of discrimination the estimated level of discrimination is high black housing seekers are told about 30 percent fewer available housing units than are whites the hypothesis tests indicate that the primary cause of this discrimination is that housing agents illegally promote their economic interests by catering to the racial prejudice of their current or potential white customers

what factors cause foreign banks to stay in london the banking literature focuses extensively on the phenomenon of bank entry and pays less attention to the factors driving the continuation of banking activities in foreign markets in this paper we analyze this important but overlooked issue by constructing a unique database of foreign banks that continue operating and those that have withdrawn from arguably the world s most international banking center london this new data set comprises information on 408 offices from 77 countries spanning the period from 1945 to 1999 giving us 4643 observations of which 2795 represent offices that continue operating and 1848 that withdrew from london during this period our empirical work shows that the continuation of international banking activity in london is positively related to the setup of locally integrated organizational forms at entry the experience in the local market and the size of local operations continuation of banking activities is however negatively related to the setup of organizational forms integrated into the parent bank at entry and to the geographic distance of the home country to london we also find that higher global economic activity increases the likelihood of international banking operations continuing in london however the more volatile the global economic environment the greater the prospect of a cessation of this activity