segregation exclusion and compensating transfers under a dynamic setting anas 2002 has shown that there exist equilibria with exclusion and the payments of economic transfers where whites and blacks are better off than in the case without them anas model is static so it does not consider important dynamics aspect of this phenomenon hence we have developed a dynamic general equilibrium model of segregation our main findings are there exists a path of transfers such as there is a dynamic equilibrium where whites and blacks are better off with exclusion and transfers and higher levels of prejudices imply lower levels of aggregated utility finally the effects of a prejudice shock can last between 2 and 30 years hence policymakers must pay attention to sudden positive prejudice shocks in order to implement policies to reduce their consequences

school choice programs and location choices of private schools this paper studies how the school choice policies that subsidize private school attendance using public funds affect the spatial distribution of private schools in the united states private school choice programs enacted between 1997 and 2010 are examined and linked to private school provision 2 years later the paper finds that school choice policies lead to more private schools where the input to public schools is lower and the pool of students with special needs is larger yet the introduction of means tested school choice programs does not necessarily lead private schools to locate in low income neighborhoods jel i2 h4 r3

understanding the nature of cooperation variability abstract our paper investigates framing effects in a large scale public good experiment we measure indicators of explanations previously proposed in the literature which when combined with the large sample enable us to estimate a structural model of framing effects the model captures potential causal effects and the heterogeneity of cooperation behavior we find that framing only has a small effect on the average level of cooperation but a substantial effect on behavioral heterogeneity explained almost exclusively by a corresponding change in the heterogeneity of beliefs about other subjects behavior the impact of changes in preferences and game form misperception is on the other hand negligible

do better schools matter parental valuation of elementary education the evaluation of numerous school reforms requires an understanding of the value of better schools given the difficulty of calculating the relationship between school quality and student outcomes i turn to another method and use house prices to infer the value parents place on school quality i look within school districts at houses located on attendance district boundaries houses then differ only by the elementary school the child attends i thereby effectively remove the variation in neighborhoods taxes and school spending i find that parents are willing to pay 2 5 percent more for a 5 percent increase in test scores this finding is robust to a number of sensitivity checks

valuing english primary schools this paper provides the first empirical evidence for the uk on the effect of primary school performance on property prices we find that on average a one percentage point increase in the neighbourhood proportion of children reaching the government specified target grade pushes up neighbourhood property prices by 0 67 at 2000 property prices we calculate the social valuation of a sustained 1 improvement in primary school performance to be up to 90 per child per year our instrumental variable and semi parametric approach avoids the problems of school quality endogeneity and omitted neighbourhood variables that occur in typical property value models

are ghettos good or bad spatial separation of racial and ethnic groups may theoretically have positive or negative effects on the economic performance of those groups we examine the effects of segregation on outcomes for blacks in schooling employment and single parenthood we find that blacks in more segregated areas have significantly worse outcomes than blacks in less segregated areas we control for the endogeneity of location choice using instruments based on political factors topographical features and residence before adulthood a one standard deviation decrease in segregation would eliminate one third of the black white differences in most of our outcomes

interactions between monetary and fiscal policy rules the fiscal stability pact for emu implies that constraints on fiscal policy facilitate inflation control in this paper we identify two stable policy regimes when monetary policy seeks to raise real interest rates in response to excess inflation a self stabilising fiscal policy is required to ensure model stability a fiscal policy which does not by itself ensure fiscal solvency constrains monetary policy to be relatively passive however in simulations we conclude that the central bank does not need to seek on this account the degree of debt stabilisation that appears to be implied by the fiscal stability pact

house prices and the provision of local public services capitalization under school choice programs abstract while the theoretical public finance literature argues that house prices should be influenced by the demand for local public services there is little direct evidence concerning changes in house prices when these services are altered previous empirical studies have relied on cross sectional identification of the relationship between house prices and variables that may proxy for the perceived quality of local public services this paper instead examines a policy change the adoption of a public school choice program to identify the capitalization effects associated with the diminished importance of school district boundaries using data from inter district choice in minnesota i find that residential properties appreciate significantly in school districts where students are able to transfer to preferred school districts whereas residential property values decline in districts that accept transfer students these general equilibrium effects also influence school districts local property tax revenues mitigating the incentive for schools to improve in order to attract or retain students

valuing school quality using boundary discontinuities abstract existing research shows that house prices respond to local school quality as measured by average test scores however higher test scores could signal higher academic value added or higher ability more sought after intakes in our research we show that both school value added and student prior achievement linked to the background of children in schools affect households demand for education in order to identify these effects we improve the boundary discontinuity regression methodology by matching identical properties across admissions authority boundaries by allowing for boundary effects and spatial trends by re weighting our data towards transactions that are closest to district boundaries by eliminating boundaries that coincide with major geographical features and by submitting our estimates to a number of novel falsification tests our results survive this battery of tests and show that a one standard deviation change in either school average value added or prior achievement raises prices by around 3

school board politics school district size and the bargaining power of teachers unions this paper presents a public choice theory of the bargaining power of teachers unions the theory predicts that the power of the unions rises with the size of a district the theory is tested by examining the relationship between district size and various bargaining outcomes for a sample of 771 california school districts in 1999 2000 as hypothesized teachers salaries rise and the ratio of teachers per pupil falls with increasing district size the paper also considers several alternative explanations for these results

monetary policy and exchange rate volatility in a small open economy we lay out a small open economy version of the calvo sticky price model and show how the equilibrium dynamics can be reduced to a simple representation in domestic inflation and the output gap we use the resulting framework to analyse the macroeconomic implications of three alternative rulebased policy regimes for the small open economy domestic inflation and cpi based taylor rules and an exchange rate peg we show that a key difference among these regimes lies in the relative amount of exchange rate volatility that they entail we also discuss a special case for which domestic inflation targeting constitutes the optimal policy and where a simple second order approximation to the utility of the representative consumer can be derived and used to evaluate the welfare losses associated with the suboptimal rules

optimal monetary policy in a currency area abstract this paper investigates how monetary policy should be conducted in a two region general equilibrium model with monopolistic competition and price stickiness this framework delivers a simple welfare criterion based on the utility of the consumers that can be used to evaluate monetary policy in a currency area if the two regions share the same degree of nominal rigidity the terms of trade are completely insulated from monetary policy and the optimal outcome is obtained by targeting a weighted average of the regional inflation rates these weights coincide with the economic sizes of the region if the degrees of rigidity are different the optimal plan implies a high degree of inertia in the inflation rate but an inflation targeting policy in which higher weight is given to the inflation in the region with higher degree of nominal rigidity is nearly optimal

price stability in open economies this paper studies the conditions under which price stability is the optimal policy in a two country open economy model with imperfect competition and price stickiness special conditions on the levels of country specific distortionary taxation and the intratemporal and intertemporal elasticities of substitution need to be satisfied these restrictions apply to both cooperative and non cooperative settings most importantly we show that cooperative and non cooperative solutions do not coincide despite market completeness and producer currency pricing in this framework our analysis suggests a role for international policy coordination

capitalization and the theory of local public finance the tiebout literature is incomplete this paper argues because it has not fully accounted for the capitalization of local fiscal variables into house values the paper explains why capitalization arises why it persists in long run equilibrium how it affects both residential location and the outcome of local voting and why it interferes with the efficiency of a system of local governments the analysis which is based on the main tiebout assumptions plus a property tax combines a model of household bids in a housing market with a median voter model of local public service determination

stock market conditions and monetary policy in a dsge model for the u s abstract this paper investigates the interactions between stock market fluctuations and monetary policy within a dsge model for the u s economy first we design a framework in which fluctuations in households financial wealth are allowed but not necessarily required to exert an impact on current consumption this is due to the interaction in the financial markets of long time traders holding wealth accumulated over time with newcomers holding no wealth at all importantly we introduce nominal wage stickiness to induce pro cyclicality in real dividends additional nominal and real frictions are modeled to capture the pervasive macroeconomic persistence of the observables employed to estimate our model we fit our model to post wwii u s data and report three main results first the data strongly support a significant role of stock prices in affecting real activity and the business cycle second our estimates also identify a significant and counteractive response of the fed to stock price fluctuations third we derive from our model a microfounded measure of financial slack the stock price gap which we then contrast to alternative ones currently used in empirical studies to assess the properties of the latter to capture the dynamic and cyclical implications of our dsge model the behavior of our stock price gap is consistent with the episodes of stock market booms and busts occurred in the post wwii as reported by independent analyses and closely correlates with the current financial meltdown typically employed proxies of financial slack such as detrended log indexes or growth rates show limited capabilities of capturing the implications of our model consistent index of financial stress cyclical properties of the model as well as counterfactuals regarding shocks to our measure of financial slackness and monetary policy shocks are also proposed

voluntary export restraints on automobiles evaluating a trade policy the authors evaluate the voluntary export restraint that was initially placed on exports of automobiles from japan in 1981 they evaluate the impact this policy had on u s consumer welfare firm profits and foregone tariff revenue from its initiation through 1990

optimal monetary policy and financial stability in a non ricardian economy this paper develops a model with discontinuous asset market participation in which all agents are infinitely lived and non ricardian and where heterogeneity among market participants implies financial wealth effects on aggregate consumption derivation of a welfare based loss function shows that financial stability arises as an additional and independent target besides infl ation and output stability evaluation of optimal policy under discretion and commitment reveals that price stability may no longer be optimal even absent inefficient supply shocks some fluctuations in output and infl ation are optimal as long as they reduce financial instability ignoring the heterogeneity among market participants in this economy may lead monetary policy to induce substantially higher welfare losses

school district and housing price responses to fiscal stress labels evidence from ohio abstract this paper examines the effect of the ohio fiscal stress labeling system on school district outcomes and housing prices under this policy financially troubled districts are labeled and required to implement financial recovery plans in response to these plans districts increase local tax revenues and decrease capital and operating expenditures although these recovery plans lead to better long term financial health for school districts there appear to be some negative impacts on welfare in these districts during the duration of the label i find that residential home sale prices fall following fiscal stress label receipt but rise again once the label is removed these districts also undergo substantial restructuring including reductions in enrollments teachers and schools which coincide with a transitory reduction in math proficiency rates following label receipt

home bias and high turnover dynamic portfolio choice with incomplete markets why do investors trade a lot in foreign assets and hold so little of them in their portfolios this paper shows that both observations can arise naturally in the presence of nondiversifiable nontraded consumption risk when each country specializes in production preferences exhibit consumption home bias and asset markets are incomplete using a general equilibrium two country two sector tradable and nontradable model of the world economy with production i show that low diversification occurs because variations in relative prices i increase the riskiness of foreign assets and ii facilitate risk sharing across countries large and volatile capital flows are necessary to take advantage of international risk premia differentials that occur in response to productivity changes in the nontradable sector i characterize the optimal portfolio holdings the evolution of the investment opportunity set the risk premium and the dynamics of capital flows using a new methodology for solving dynamic general equilibrium models with incomplete markets and portfolio choice

schools and housing markets an examination of school segregation and performance in connecticut this paper estimates a dynamic model of price level school performance and school racial and ethnic composition in the state of connecticut the paper finds that increasing minority representation in a labor market area reinforces the existing pattern of school segregation changes in segregation appear to be influenced by demographic trends in urban areas and by the labour market factors that determine those trends there is no evidence however to suggest that this process affects housing prices rather the housing market appears to adjust relatively quickly

learning monetary policy and asset prices this working paper should not be reported as representing the view s of the imf the views expressed in this working paper are those of the author s and do not necessarily represent those of the imf or imf policy working papers describe research in progress by the author s and are published to elicit comments and to further debate

decomposing the effects of negative framing in linear public goods games i examine two dimensions of framing in public goods games contributing vs taking and gains vs losses i find decreased cooperation under the taking frame but not under the loss frame this framing effect is stronger for men than women

framing effects in public good games choices or externalities abstract we disentangle the effects of choice give vs take and externality positive vs negative framing of decisions in isomorphic and payoff equivalent experimental public good games we find that at the aggregate level neither frame affects group contributions at the individual level the take choice frame leads to greater free riding and also to somewhat higher contributions i e to more extreme contribution behaviour

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

learning about monetary policy rules abstract we study macroeconomic systems with forward looking private sector agents and a monetary authority that is trying to control the economy through the use of a linear policy feedback rule we use stability under recursive learning a la evans and honkapohja learning and expectations in macroeconomics princeton university press princeton new jersey 2001 as a criterion for evaluating monetary policy rules in this context we find that considering learning can alter the evaluation of alternative policy rules

mortgage lending in boston interpreting hmda data the home mortgage disclosure act was enacted to monitor minority and low income access to the mortgage market the data collected for this purpose show that minorities are more than twice as likely to be denied a mortgage as whites yet variables correlated with both race and creditworthiness were omitted from these data making any conclusion about race s role in mortgage lending impossible the federal reserve bank of boston collected additional variables important to the mortgage lending decision and found that race continued to play an important though significantly diminished role in the decision to grant a mortgage copyright 1996 by american economic association

interjurisdictional housing prices in locational equilibrium abstract in this study we discuss how to construct interjurisdictional housing price indexes that are consistent with locational equilibrium theory in theoretical models housing is assumed to be homogeneous which provides problems in empirical analysis we provide conditions that allow us to treat heterogeneous housing as if it were homogeneous the same conditions that allow us to develop a quantity index for housing also imply that we can estimate interjurisdictional housing price indexes using hedonic price regressions locational equilibrium models impose a number of restrictions regarding the co movement of housing price indexes local public goods and mean income levels we propose to use these properties of locational equilibrium models to evaluate the different price index estimates we estimate a variety of price indexes using a unique panel data set of housing transactions in southern california our empirical results by and large support our approach

determinacy stock market dynamics and monetary policy inertia we study equilibrium determinacy in a new keynesian model where the central bank responds to asset prices growth unlike taylor type rules that react to asset prices the proposed alternative does not harm dynamic stability and in certain cases promotes determinacy by inducing interest rate inertia

the economics of schooling production and efficiency in public schools n recent years public and professional interest in schools has been heightened by a spate of reports many of them critical of current school policy these policy documents have added to persistent and long standing concerns about the cost effectiveness and fairness of the current school structure and have made schooling once again a serious public issue as in the past however any renewed interest in education is likely to be short lived doomed to dissipate as frustration over the inability of policy to improve school practice sets in this frustration about school policy relates directly to knowledge about the educational production process and in turn to underlying research on schools although the educational process has been extensively researched clear policy prescriptions flowing from this research have been difficult to derive 2 there exists however a consistency to the research findings that does have an immediate application to school policy schools differ dramatically in quality

residential segregation and socioeconomic outcomes when did ghettos go bad abstract cutler and glaeser 1997 show that urban residential segregation has a strong adverse effect on labor market and social outcomes of young african americans relative to whites we show that this effect is a fairly recent historical phenomenon there is little evidence of such an effect from 1940 to 1970 rather it emerged between 1970 and 1980 and it grew stronger during the 1980s

the desegregating effect of school tracking this paper makes the following point detracking schools that is preventing them from allocating students to classes according to their ability may lead to an increase in income residential segregation it does so in a simple model where households care about the school peer group of their children if ability and income are positively correlated tracking implies that some high income households face the choice of either living in the areas where most of the other high income households live and having their child assigned to the low track or instead living in lower income neighbourhoods where their child would be in the high track under mild conditions tracking leads to an equilibrium with partial income desegregation where perfect income segregation would be the only stable outcome without tracking

tiebout choice and universal school vouchers abstract this paper examines who is likely to gain and who is likely to lose under a universal voucher program following epple and romano d epple r e romano competition between private and public schools vouchers and peer group effects american economic review 88 1998 33 62 d epple r e romano neighborhood schools choice and the distribution of educational benefits in c m hoxby ed the economics of school choice the univ of chicago press chicago 2003 pp 227 286 and nechyba t j nechyba mobility targeting and private school vouchers american economic review 90 2000 130 146 t j nechyba introducing school choice into multidistrict public school systems in c m hoxby ed the economics of school choice the univ of chicago press chicago 2003 pp 145 194 we focus on the idea that gains and losses under a universal voucher depend on two effects changes in peer group composition and changes in housing values we show that the direction and magnitude of each of these effects hinge critically on market structure i e the amount of school choice that already exists in the public sector in markets with little or no tiebout choice potential changes in peer group composition create an incentive for high socioeconomic ses households to vote for the voucher and for low ses households to vote against voucher in contrast in markets with significant tiebout choice potential changes in housing values create an incentive for high ses households to vote against the voucher and for low ses households to vote for the voucher using data on vote outcomes from california s 2000 voucher initiative we find evidence consistent with those predictions

should central banks respond to movements in asset prices in recent decades asset booms and busts have been important factors in macroeconomic fluctuations in both industrial and developing countries in light of this experience how if at all should central bankers respond to asset price volatility we have addressed this issue in previous work bernanke and gertler 1999 the context of our earlier study was the relatively new but increasingly popular monetary policy framework known as inflation targeting see e g bernanke and frederic mishkin 1997 in an inflation targeting framework publicly announced medium term inflation targets provide a nominal anchor for monetary policy while allowing the central bank some flexibility to help stabilize the real economy in the short run the inflation targeting approach gives a specific answer to the question of how central bankers should respond to asset prices changes in asset prices should affect monetary policy only to the extent that they affect the central bank s forecast of inflation to a first approximation once the predictive content of asset prices for inflation has been accounted for there should be no additional response of monetary policy to assetprice fluctuations in use now for about a decade inflationtargeting has generally performed well in practice however so far this approach has not often been stress tested by large swings in asset prices our earlier research employed simulations of a small calibrated macroeconomic model to examine how an inflation targeting policy defined as one in which the central bank s instrument interest rate responds primarily to changes in expected inflation might fare in the face of a boom and bust cycle in asset prices we found that an aggressive inflationtargeting policy rule in our simulations one in which the coefficient relating the instrument interest rate to expected inflation is 2 0 substantially stabilizes both output and inflation in scenarios in which a bubble in stock prices develops and then collapses as well as in scenarios in which technology shocks drive stock prices intuitively inflation targeting central banks automatically accommodate productivity gains that lift stock prices while offsetting purely speculative increases or decreases in stock values whose primary effects are through aggregate demand conditional on a strong policy response to expected inflation we found little if any additional gains from allowing an independent response of central bank policy to the level of asset prices in our view there are good reasons outside of our formal model to worry about attempts by central banks to influence asset prices including the fact that as history has shown the effects of such attempts on market psychology are dangerously unpredictable hence we concluded that inflationtargeting central banks need not respond to asset prices except insofar as they affect the inflation forecast in the spirit of recent work on robust control the exercises in our earlier paper analyzed the performance of policy rules in worst case discussants robert shiller yale university glenn rudebusch federal reserve bank of san francisco kenneth rogoff harvard university

estimating the demand for the characteristics of housing a hstract estimates of the demand for the characteristics contained in a differentiated product such as housing can be based on hedonic regressions however previous studies have not dealt with several potential problems in such estimation a more appropriate framework for the estimation is provided in this paper also data from a number of cities are used to eliminate the identification problem and the endogeneity of the marginal prices derived from non linear hedonic equations is considered in the estimation the results on own and cross price elasticities expenditure elasticities and the effects of socio economic vafiables accord well with expectations

real balance effects and monetary policy i introduction modern literature on monetary policy rules employs new keynesian optimizing models that do not explicitly include monetary aggregates see e g rotemberg and woodford 1997 clarida et al 1999 taylor 1999 in these models the demand for output derives from the log linearization of the standard euler equation characterizing household s saving decisions the real money stock does not enter the is relation and therefore monetary policy affects output and inflation only through its effect on the real interest rate when the nominal interest rate is the policy instrument it is not necessary to specify a money market equilibrium condition see romer 2000 the practice of neglecting monetary aggregates in monetary policy analysis has recently been questioned by meltzer 1999 mccallum 2001 and nelson 2002 2003 in particular mccallum 2001 points out that although no explicit term involving money appears in the standard new keynesian setup long run inflation can still be pinned down by the economy steady state nominal money growth rate moreover mccallum 2000 2001 andres et al 2001 kremer et al 2003 woodford 2003 ireland 2004a and collard and dellas 2005 analyze the case in which the resources used by consumers in conducting transactions are modeled by a nonseparable function of consumption and real money balances meltzer 1999 2001 argues that changes in real monetary base generate effects on real aggregate demand not summarized by the real interest rate on short term securities nelson 2003 emphasizes the role of money in the transmission mechanism both as a proxy for a whole spectrum of rates of return and as an indicator variable which contains information about the state of the economy the main aim of the present article is to provide additional microfoundations for an explicit role for money in the current macroeconomic debate in particular i derive a real balance effect that explicitly enters the is relation within an optimizing general equilibrium framework of the new keynesian type according to de scitovszky 1941 haberler 1946 pigou 1943 and patinkin 1965 a change in real money balances has an impact on the real financial wealth of consumers and therefore affects consumption and output notably this effect is not considered in traditional models there is in fact empirical evidence showing that real monetary base growth is a significant determinant of consumption and output gap in both the united states and in the united kingdom see chari et al 1995 meltzer 1999 nelson 2002 the present article extends the dynamic stochastic new keynesian setup with money in the utility function by introducing overlapping generations as modeled by yaari 1965 and blanchard 1985 there are good reasons to base the demand side of the economy on a discrete time stochastic monetary version of the yaari blanchard model first this kind of extension allows one to maintain the main characteristics of the so called new neoclassical synthesis that is forward looking behavior of optimizing agents and incomplete nominal adjustment of prices featured in new keynesian theories goodfriend and king 1997 second the derivation of the real balance effect does not require nonseparability in the utility function thus the implications are analytically more tractable 1 third my framework is more general because it includes the immortal representative agent setup as a particular case my analysis attempts to examine whether the presence of an explicit real balance effect in the is relation helps evaluate the role for money in designing monetary policy rules i focus on basic issues concerning the design of monetary policy rules specifically i investigate whether it is necessary for monetary policy to overreact to inflation by raising the nominal interest rate by more than the observed increase in inflation to rule out equilibrium multiplicity

hedonic markets and sorting equilibria bid function envelopes for public services and neighborhood amenities abstract hedonic regressions with house value as the dependent variable are widely used to study public services and neighborhood amenities this paper builds on the theory of household bidding and sorting across communities to derive bid function envelopes which provide a form for these regressions this approach allows for household heterogeneity and multiple amenities yields estimates of the price elasticity of amenity demand directly from the hedonic without a rosen two step procedure and provides tests of hypotheses about sorting an application to cleveland area data from 2000 yields price elasticities for school quality and neighborhood ethnic composition and supports the sorting hypotheses

introduction to feature the price of access to better neighbourhoods paul cheshire and stephen sheppardseeing a feature concerned with house prices in this journal would probably leadmost economists to expect a set of papers focusing on houses as nancial assetsand the impact of house prices on consumption behaviour or they might expectto nd a real estate economics feature analysing what particular aspects of a housereally in uence its price at one level this feature is concerned with all theseissues although perhaps rather more with what contributes to the price of a housethan to the more nancial and macroeconomic issues collectively we think thesepapers support a much more ambitious claim however they show how the con sumption of a wide range of local public goods and amenities normally thought ofas being independent of income is in fact conditioned on household income inmuch the same way as is the consumption of normal private market goods moreover this process provides an important insight into the extent and incidenceof social segregation in cities and into how this essentially articulates spatially theoverall distribution of incomes in society certainly all three articles are concerned with house prices viewed in this waythe papers collectively add important insights to our understanding of the deter minants of house prices and how rapidly housing markets adjust to shocks theresults presented in clapp and ross 2004 strongly suggest house prices adjustrapidly to exogenous changes in demand this is reassuring in the context of thetwo other papers since the methodology of both implicitly assumes that there isequilibrium in housing markets similarly the paper by cheshire and sheppard 2004 shows how nonlinear the price functions are with respect to the attributesof houses it is only the very few best schools that generate substantial priceimpacts but in the case of the best schools the price premia they command can bereally very substantial indeed similarly the paper by gibbons 2004 providesvaluable evidence on the impact of local crime rates on house prices as the authorskilfully devises a methodology to avoid the pitfalls while being parsimonious withhis demands on data he shows that price discounts arise from visible neigh bourhood crime and social disorder rather than burglary an invisible crime butone that is more obviously harmful we argue however that together these papers support a more ambitious claim house prices are about much more fundamental economic and social issues thandinner party conversations or estate agents talk would credit the way in which the

valuing school quality better transport and lower crime evidence from house prices housing prices within urban areas exhibit highly localized variation that cannot be explained solely by differences in the physical attributes of dwellings we consider the role of local amenities and disamenities in generating price variation within urban areas focusing on three highly policy relevant urban issues transport accessibility school quality and crime our survey of the recent empirical literature highlights what is known and what is not known on these issues and considers the relevance and reliability of this evidence for policy design and evaluation although there are serious empirical challenges we argue that research on housing values based on careful research designs can offer credible estimates of the social value of place specific attributes and amenities

racial and ethnic price differentials in the housing market do minorities pay more than whites for similar housing we revisit this important question using a rich new dataset that covers two million repeat sales housing transactions drawn from four major metropolitan areas our analysis applies a repeat sales framework including house and neighborhood by time fixed effects to control for unobserved differences in the quality of homes and their associated neighborhoods in contrast to most of the recent literature we find that black and hispanic homebuyers pay premia of around 2 on average across the four cities differences not explained by variation in buyer income or access to credit we also show black and hispanic buyers pay more for housing regardless of the race or ethnicity of the seller suggesting that the estimated premia are unlikely to be driven by a very direct form of racial prejudice our estimates have implications for the levels and persistence of racial differences in home ownership the segregation of neighborhoods and the dynamics of wealth accumulation

swings in commercial and residential land prices in the united states abstract we use a large dataset of land sales dating back to the mid 1990s to construct land price indexes for 23 msas in the united states and for the aggregate of those msas the price indexes show a dramatic increase in both commercial and residential land prices over several years prior to their peak in 2006 2007 and a steep descent since then these fluctuations have exceeded those in well known indexes of home prices and commercial real estate prices because those indexes price a bundle of land and structures this comparison implies that land prices have been more volatile than structures prices over this period this result is a key element of the land leverage hypothesis which holds that home prices and commercial property prices will be more volatile all else equal in areas where land represents a larger share of real estate value

mobility housing markets and schools estimating the effects of inter district choice programs abstract in theoretical models of residential sorting a household s location decision is closely linked to its demand for local public services such as schooling since school choice programs weaken the link between residential location and schooling options they have the potential to affect both property values and residential location choices results derived from computable general equilibrium models suggest these effects could be large but there is limited empirical evidence concerning whether they actually occur this paper develops and tests predictions concerning the impact of inter district choice programs on housing values and residential location decisions our empirical results strongly confirm our theoretical predictions and the findings of the computable general equilibrium literature after their states adopt inter district choice programs districts with desirable nearby out of district schooling options experience relatively large increases in housing values residential income and population density

which school attributes matter the influence of school district performance and demographic composition on property values abstract increasing levels of segregation in american schools raises the question do home buyers pay for test scores or demographic composition this paper uses connecticut panel data spanning eleven years from 1994 to 2004 to ascertain the relationship between property values and school district attributes such as student test scores and the racial and ethnic composition of the student body town and census tract fixed effects are included to control for neighborhood unobservables the effect of changes in school district attributes is also examined over a decade long time frame in order to focus on the effect of long run changes which are more likely to be capitalized into prices the study finds strong evidence that increases in percent hispanic have a negative effect on housing prices in connecticut but mixed evidence concerning the impact of test scores on property values student test scores also appear to have increased in importance for explaining housing prices in recent years while the importance of percent hispanic has declined finally the study finds that estimates of property tax capitalization increase substantially when the analysis focuses on long run changes

monetary policy and stock prices in an open economy this paper studies monetary policy in a two country perpetual youth model where agents can invest their wealth in both stock and bond markets in our economy the foreign country is financially dominant in the sense that it hosts the only active equity market where all agents also residents of the home country can trade stocks of listed foreign firms we show that contrary to what happens in a closed economy the central bank in the economy endowed with an active stock market should grant a dedicated response to movements in stock prices driven only by local productivity shocks moreover we show that the other central bank should also optimally respond to stock price movements in the other economy as they affect the budget constraint of domestic residents optimal monetary policy pursuing price stability requires dedicated response to stock price dynamics driven by productivity shocks in addition to what implied by the simple existence of the terms of trade channel of policy transmission determinacy of rational expectations equilibria and approximation of the optimal policy by simple monetary rules are also investigated

general equilibrium benefits for environmental improvements projected ozone reductions under epa s prospective analysis for the los angeles air basin abstract this research demonstrates how locational equilibrium models can be used for benefit measurement with the detail required to match epa s benefit analysis for the first prospective analysis using the projected changes in ozone concentrations for 2000 and 2010 together with the sieg et al int econ rev forthcoming estimates for household preferences for housing education and air quality this paper measures general equilibrium willingness to pay for the policy scenarios developed for the prospective study as they relate to households in the los angeles area benefits are evaluated taking account at the household level of initial air quality conditions relocation based on changes in ozone and price changes the framework generalizes the partial equilibrium general equilibrium comparisons available with conventional computable general equilibrium and property capitalization models estimated general equilibrium gains from the policy range from 33 to 2400 annually at a household level in 1990 dollars

estimating housing demand with an application to explaining racial segregation in cities we present a three stage nonparametric estimation procedure to recover willingness to pay for housing attributes in the first stage we estimate a nonparametric hedonic home price function in the second stage we recover each consumer s taste parameters for product characteristics using first order conditions for utility maximization finally in the third stage we estimate the distribution of household tastes as a function of household demographics as an application of our methods we compare alternative explanations for why blacks choose to live in center cities while whites suburbanize

the promise and pitfalls of using imprecise school accountability measures in recent years most states have constructed elaborate accountability systems using school level test scores however because the median elementary school contains only 69 children per grade level such measures are quite imprecise we evaluate the implications for school accountability systems for instance rewards or sanctions for schools with scores at either extreme primarily affect small schools and provide weak incentives to large ones nevertheless we conclude that accountability systems may be worthwhile even in states with aggressive financial incentives the marginal reward to schools for raising student performance is a small fraction of the potential labor market value for students

the transition to home ownership and the black white wealth gap this paper analyzes differences in the likelihood that black and white families become homeowners by following a sample of black and white renters over time we are able to separately study racial differences in the likelihood of applying for a mortgage and in the likelihood that a mortgage application is accepted although its effect on the race gap in housing transitions is small we find strong evidence that black applicants are almost twice as likely as comparable white households to be rejected even when credit history proxies and measures of household wealth are accounted for we show that the housing transition gap exists primarily because blacks are less likely to apply for mortgages in the first place the analysis suggests that differences in income family structure and in the ability and willingness of parents to provide down payment assistance are the primary reasons for this applications gap we speculate that the portion of the gap that remains unexplained after controlling for income d

incentives in experiments a theoretical analysis experimental economists currently lack a convention for how to pay subjects in experiments with multiple tasks we provide a theoretical framework for analyzing this question assuming statewise mo

property tax capitalization in a model with tax deferred assets standard deductions and the taxation of nominal interest previous property tax capitalization studies assume that families itemize that they save in taxable assets and that real interest income is taxed however many families do not itemize many families invest in tax deferred assets and nominal interest income is taxed as a consequence prior studies likely misspecify the property tax capitalization equation for roughly ninety percent of their samples taking federal tax provisions into account increases the precision of our estimated capitalization rate in addition our results suggest that biases in prior studies likely contribute to the variety of capitalization estimates in the literature

exchange rate determination under interest rate rules we propose a theory of exchange rate determination under interest rate rules in a two country model we first show that simple interest rate feedback rules can determine a unique and stable equilibrium without any explicit reaction to the nominal exchange rate we characterize how the behavior of the exchange rate and of the terms of trade depends in a critical way on the monetary regime chosen though not necessarily on monetary shocks we give a simple account of exchange rate volatility in terms of monetary policy rules we provide an explanation of the relation between nominal exchange rate volatility and macroeconomic variability in terms of the monetary regime adopted by monetary authorities

tiebout bias and the demand for local public schooling institute of university of ii business and california economic research berkeley center for real estate and urban economics working paper series working paper 86 109 tiebout bias and the demand for local public schooling by daniel l rubinfeld perry shipiro judith roberts these papers are preliminary in nature th urpose 39 to stimulate 39 ussion comment therefore they are not t cited or quoted 39 ny p ation wit express permissio the author graduate school of business administration

identification of endogenous social effects the reflection problem this paper examines the reflection problem that arises when a researcher observing the distribution of behaviour in a population tries to infer whether the average behaviour in some group influences the behaviour of the individuals that comprise the group it is found that inference is not possible unless the researcher has prior information specifying the compisition of reference groups if this information is available the prospects for inference depend critically on the population relationship between the variables defining reference groups and those directly affecting outcomes inference is difficult to implossible if these variables are functionally dependent or are statistically independent the prospects are better if the variables defining reference groups and those directly affecting outcomes are moderately related in the population

cooperating over losses and competing over gains a social dilemma experiment evidence from studies in international relations the politics of reform collective action and price competition suggests that economic agents in social dilemma situations cooperate more to avoid losses than in the pursuit of gains to test whether the prospect of losses can induce cooperation we let experimental subjects play the traveler s dilemma in the gain and loss domain subjects cooperate substantially more over losses furthermore our results suggest that this treatment effect is best explained by reference dependent risk preferences and reference dependent strategic sophistication we discuss the implications of our results and relate our findings to other experimental games played in the loss domain

edge versus center finding common ground in the capitalization debate abstract a continuing debate questions whether capitalization of taxes and public services into house price occurs the current study argues for an inverse relationship between housing supply elasticity and capitalization rates a sample is split into houses on the interior and edge of the urban area capitalization of schooling and crime occurs everywhere but it is weaker toward the edge of an urban area where housing supply elasticities and developer activity are greater tax results are less robust but the capitalization rates of crime and school quality are roughly twice as strong on the interior than on the urban fringe

inequality in children s contexts income segregation of households with and without children past research shows that income segregation between neighborhoods increased over the past several decades in this article i reexamine income segregation from 1990 to 2010 in the 100 largest metropolitan areas and i find that income segregation increased only among families with children among childless households two thirds of the population income segregation changed little and is half as large as among households with children i examine two factors that may account for these differences by household composition first i find that increasing income inequality identified by past research as a driver of income segregation was a much more powerful predictor of income segregation among families with children among whom income inequality has risen more second i find that local school options delineated by school district boundaries contribute to higher segregation among households with children compared to households without rising income inequality provided high income households more resources

does school district and municipality border congruence matter research on zoning typically assumes that city planners aim to maximise housing prices with their land use decisions either explicitly for public choice reasons or implicitly through the approval of land uses that create local net benefits noncongruence of school district and municipality borders severs the link between costs and benefits in the eyes of the median voter however which could result in excessive residential development and fiscal externalities that lower property values this paper uses a hedonic approach to indirectly observe the presence of these externalities border congruency between school districts and municipalities in ohio is measured using gis data and matched with a data set of 56 717 home sales the hedonic results indicate that noncongruence is associated with lower housing prices while the degree of noncongruence is positively related for most school districts the negative effect of noncongruency dominates my results are robust and consistent across different model spec

giving taking earned money and cooperation in public good games abstract we conduct experiments designed to test whether earning the endowment increases the difference between giving and taking public good games we find that neither the type of game nor the source of endowment affect cooperation rates

asset prices exchange rates and the current account this paper analyses the role of asset prices in comparison to other factors in particular exchange rates as a driver of the us trade balance it employs a bayesian structural var model that requires imposing only a minimum of economically meaningful sign restrictions we find that equity market shocks and housing price shocks have been major determinants of the us current account in the past accounting for up to 30 of the movements of the us trade balance at a horizon of 20 quarters by contrast shocks to the real exchange rate have been less relevant explaining about 9 and exerting a more temporary effect on the us trade balance our findings suggest that large exchange rate movements may not necessarily be the key element of an adjustment of today s large current account imbalances and that in particular relative global asset price changes could be a potent source of adjustment

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

the value of school in urban china a spatial quantile regression with housing transactions in beijing this study adopts microdata of individual housing transactions in beijing to explore the value that households place on high quality schools it is among the first to match exactly the housing unit

capitalising the value of free schools the impact of supply characteristics and uncertainty there has been a growing literature in both the us for example haurin and brasington 1996 and black 1999 and the uk for example gibbons machin 2003 that estimates the way in which school quality is capitalised into house prices cheshire and sheppard 1995 and 1999 estimated hedonic models in which the quality of the secondary school to which a household was assigned was a significant variable which provided evidence that secondary school quality was being capitalised into the price of houses in contrast gibbons and machin concluded that primary schools were more significant each of these analyses is predicated on the assumption that the value of local schools should be reflected in the value of houses we argue here that this is rather too simple we should expect variation in the capitalised price of a given school quality at either primary or secondary level according to the elasticity of supply of school quality in the local market the certainty with which that quality can be expected to be maintained over time and the suitability of the dwelling to accommodate children these factors will vary systematically between and perhaps within cities this paper explores the sources and the impact of such variations as well as the impact of model specification the results provide new evidence on the complex and subtle ways in which housing markets capitalise the value of local public goods such as school quality and perhaps most importantly suggest that this is highly non linear houses in the catchment areas of only the best state schools command substantial premiums but such capitalised values can be very substantial indeed

productivity shocks stabilization policies and the dynamics of net foreign assets in this paper we investigate the role of macroeconomic stabilization policies for the international transmission of productivity shocks and their eects on the external sector we develop a two country stochastic dynamic new keynesian perpetual youth model of the business cycle with incomplete international nancial markets our olg structure implies stationary net foreign asset dynamics and allows for a thorough analysis of the interaction of monetary policy with non balanced budget scal policy we derive the dynamic and cyclical properties of scal decit feedback rules and their implications for net foreign assets dynamics our results imply that the degree of scal discipline i e the extent to which the scal rule responds to debt dynamics is crucial for the dynamics of net foreign assets we show that under a counter cyclical scal rule with low