estimating residential water demand under multi part tariffs using aggregate data using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average

is there a double dividend from anti sprawl policies abstract this paper examines the welfare effects of anti sprawl policies such as development tax in a simple spatial explicit urban model with two market failures urban decline at the city core and underprovision of open space amenities at the urban fringe and pre existing distortionary property tax used to fund public services and improvements to mitigate urban decline consistent with prior double dividend literature there is a tax interaction effect that occurs between the development tax and the pre existing property tax however there are two fundamental differences between the tax interaction effect identified here and that of prior literature ours one has two components first there is a cost side tax interaction effect that is spatially concentrated at the urban fringe as only agents at the urban fringe alter their behavior in response to the development tax second there is also a benefit side tax interaction effect as increases in open space at the urban fringe are capitalized into housing prices throughout the city in contrast to prior literature we find that the empirical importance of the combined tax interaction effect is of substantially less importance and as a consequence the likelihood of a double dividend is higher than in prior studies further we show that the development tax should be part of the local tax system even in the absence of open space benefits

optimal regulation of land development through price and fiscal controls abstract this paper examines the effectiveness of instruments existing residents of a community might use to regulate developers of vacant land in a community instruments examined include zoning laws price regulation and the shifting of fiscal burdens between existing residents and the developer traditional instruments such as zoning are not efficient in a world of perfect certainty price controls and creative fiscal arrangements produce efficient outcomes with uncertainty over future prices only by restructuring fiscal arrangements can the community efficiently control the developer

internalizing neighborhood externalities the effect of subdivision size and zoning on residential lot prices abstract though land development regulations potentially control neighborhood externalities the developer of a residential subdivision contributes to that control by developing a larger parcel of land this paper reports estimates of the effect of parcel size on the sale price of developed building lots the results indicate that adding an acre to the median development increases lot prices by about 3 amenities appear to be income normal and the return to parcel size is greater in unincorporated areas perhaps due to less intensive governmental control over externalities

compensation and span of control in hierarchical organizations this article presents evidence on the relationship between compensation ratios and spans of control within hierarchical organizations we find that compensation ratios are lower than span of control at any position within the hierarchy which is consistent with an elasticity of compensation to a number of subordinates lower than one managers human capital endowments determine a significant part of the salary differences throughout hierarchical levels as predicted by models of talent allocation in hierarchies differences in the size of firms should be attributed more to differences in their number of hierarchical levels than to variations in the span of control

the effects of zoning on structure and land markets abstract zoning takes three general forms constraints on density lot size and allowable use this paper demonstrates that the three restrictions differ in their effects on structure and land markets density zoning is equivalent to a monopoly restriction that can be used to raise all land values allowable use restrictions affect land values differentially large lot restrictions affect the price for housing paid by individual households differentially considering externalities does not alter these basic differences the implications for empirical studies of zoning are discussed

the introduction of price signals into land use planning decision making a proposal although directed to the british system of town and country planning this paper has relevance for many oecd countries including some with systems of land use regulation which evolved entirely independently of the british the paper starts by characterising the basic features of the british land use planning system viewed from the resource allocation point of view of an economist a conclusion is that the system explicitly excludes any use of price signals from its decisions the paper then summarises the problems which the exclusion of price information has given rise to because the uk planning system has deliberately constrained the supply of space and space is an attribute of housing which is income elastic in demand rising incomes not only drive rising real house prices but also mean that land prices have risen considerably faster than house prices several housing attributes other than garden space are to a degree substitutes for land but the underlying cause of the inelastic supply of housing in the uk is the constraint on land supply the final section proposes a mechanism which would make use of the information embodied in the price premiums of neighbouring parcels of land zoned for different uses such premiums signal the relative scarcity of land for different uses at each location and should become a material consideration in planning decision making if they were above some threshold this should provide a presumption of development unless maintaining the land in its current use could be shown to be in the public interest if combined with impact fees such a change would not only make housing supply more elastic and the system more transparent but would help to distance land availability decisions from the political process

a note on price perception in water demand models a household s decision to acquire price knowledge is endogenous in the demand for utility services and may affect elasticities and consumption levels a simultaneous equation model with endogenous switching is developed to evaluate the effects of price

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

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

electricity demand estimates under increasing block rates using price variables calculated at observed consumption levels this study finds significant bias in ordinary least squares estimates of price elasticities of electricity demand the bias is most severe for specifications using observed average price the finding is important for future econometric work since this type of rate structure is becoming more common the evidence indicates that inappropriate use of ordinary least squares ols overestimates that rate structure premium effect on demand and may underestimate the marginal price elasticity the use of an instrumental variables technique applied to actual rate schedules proves consistent parameter estimates regardless of the rate structure 20 references 3 tables

to build above the limit implementation of land use regulations in urban china abstract this paper studies the implementation of land use regulations in urban china in particular we investigate land developers compliance with floor to area ratio far regulations using a unique set of residential land parcel data from 30 major chinese cities matched with the corresponding residential development projects built on those parcels in our sample in more than 20 of the cases developers built above the regulatory far limits in the ex post land development and the total floor area built in those cases increased 21 5 over the regulatory limit our analysis finds that attractive land location attributes tend to induce developers to pursue upward adjustments of far moreover developers who are more likely to have special relationships with government officials tend to make larger upward adjustments our estimates suggest that there exists a significant gap between the privately optimal far that maximizes land value and the regulatory far this gap is only modestly reduced by corrupt ties with government officials implying that far regulations have imposed a highly restrictive constraint on china s urban land development even given imperfect compliance

on the specification of price in studies of consumer demand under block price scheduling using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average

privately operated water utilities municipal price negotiation and estimation of residential water demand the case of france this paper addresses the issue of price negotiation between a municipality and a private water utility operator and its implications for residential water demand estimation we use appropriate econometric procedures to estimate a water demand equation on a panel of french municipalities we find evidence that negotiated water price depends on municipality s characteristics causing endogeneity of price in the demand equation the impact of average household income housing and system features such as metering is investigated both on municipal consumption and price estimated price and income elasticities are significant and close to previous household level studies

incentives and loss of control in an optimal hierarchy this paper studies incentives and loss of control in a hierarchy model which combines and generalizes the models of williamson calvo wellisz and keren levhari in our model of the hierarchy the levels of effort from managers and workers the wage scales the span of control and in particular the total number of tiers are all endogenous using optimal control techniques we show that in the optimal hierarchy the wage scales and effort levels decrease as one moves down the hierarchy as the hierarchy expands with no technological progress workers exert less effort and are paid less top managers work harder and are paid more and the wage distribution becomes increasingly skewed

habit formation interdependent preferences and demographic effects in the almost ideal demand system the authors model myopic habit formation interdependence of preferences among consumers and demographic effects as taste shifters in a micro consumer demand model of the almost ideal demand variety the model is estimated for dutch micro data the authors investigate the dynamic properties of the model and find that it behaves very differently from models without interdependence of preferences the implications for micro macro modeling are discussed copyright 1991 by royal economic society

the impact of land use planning and tax subsidies on the supply and price of housing in britain this article presents new empirical estimates of the impact of two types of policy intervention tax subsidies and land use planning on the housing market in britain the estimates are derived from a set of models representing the demand and supply sides of the market for the new private housebuilding which include an explicit land supply element the models are fitted to cross sectional data at the inter urban local authority level and then employed in medium period simulations of alternative policies modelling at this level enables estimates to be made of the extent of variation between local markets in the elasticity of supply and also in the impacts of policy measures including the capitalisation of tax subsidies

the impact of supply constraints on house prices in england we test the theoretical prediction that house prices respond more strongly to changes in local earnings in places with tight supply constraints using a unique panel dataset of 353 local planning authorities in england between 1974 and 2008 exploiting exogenous variation from a policy reform vote shares and historical density to identify the endogenous constraints measures we find that regulatory constraints have a substantive positive impact on the house price earnings elasticity the effect of constraints due to scarcity of developable land is largely confined to highly urbanised areas and uneven topography has a quantitatively less meaningful impact

social cost of environmental quality regulations a general equilibrium analysis the use of cost benefit analysis by federal regulatory agencies has expanded greatly in scope and sophistication unfortunately agencies continue to employ private cost rather than social cost to evaluate environmental quality regulations furthermore general equilibrium impacts and intertemporal effects of regulations are typically not included in the evaluation in this paper we estimate the social cost of environmental quality regulations mandated by the clean air and clean water acts we construct an econometric general equilibrium model of the united states to demonstrate that social cost estimates diverge sharply from private cost estimates we also demonstrate that general equilibrium impacts are significant and pervasive and that intertemporal effects of the regulations heretofore ignored are significant

does the minimum lot size program affect farmland values empirical evidence using administrative data and regression discontinuity design in taiwan this study empirically assesses the causal effect of the minimum lot size program on farmland values in taiwan a unique dataset of 4 032 parcels of farmland drawn from administrative foreclosure auction profiles between 2000 and 2008 and regression discontinuity design were applied to cope with the endogeneity issue of land use regulations the results of the parametric and nonparametric estimations indicate that the minimum lot size program significantly increases farmland value by approximately 18 and 15 respectively moreover the program effect is more pronounced for farmland located in urban suburban areas in the absence of a tax effect and externality resulting from non agricultural activities the significant program effect on farmland values is likely to result from the effect of the program on farmland s option value for future development

the economic consequences of regulatory taking risk on land value and development activity abstract in this paper the real options approach to land valuation is extended by i showing how land value may be adversely effected when localities threaten a regulatory taking with less than full compensation ii quantifying the resulting probability of development which may increase in an attempt to thwart the taking of development rights and iii measuring the value of lost income on an ex ante basis when an interim taking occurs we find that the economic impact of such regulation can be substantial which has implications for measuring just compensation claims as well as for general land use regulatory policy and related legal theory

estimating compensating and equivalent income variations from hedonic price models abstract estimates of welfare changes obtained from hedonic price models usually consist of changes in marshallian consumer s surplus this note shows how compensating and equivalent income variations can be computed from the information available in hedonicprice models

strategic control of growth in a system of cities abstract this paper provides an analysis of the supply restriction model of growth controls growth controls in such a model harm consumers while enriching landowners and they will only be adopted if landowners have political power in the model this power is manifested in the city government s use of a social welfare that takes both landlord and consumer welfare into account since cities cannot be small if the supply restriction inherent in growth controls is to have an impact strategic interactions must be considered in the analysis of city choices a general model is presented and an extended example based on leontief preferences is then considered comparative static analysis of nash equilibria in the leontief case shows that perturbations of preferences or other characteristics of a single city can have important spillover effects that alter the choices of all cities in the region

zoning and the distribution of location rents an empirical analysis of harris county texas the coase theorem presents two criteria for evaluating regulation regulations efficiency relative to private solutions and how the regulation affects the distribution of wealth previous studies of the impact of municipal zoning have focused on coase s first criteria whether zoning raises land values overall this study estimates the transfer of wealth between owners of existing homes that results from the creation of a municipal zoning ordinance we find that property best suited to residential use gains in value while property with relatively higher potential as commercial property experiences a decline in the value we find that zoning is distributive

a comparative dynamic analysis of zoning in a growing city abstract this paper examines how zoning alters the pace and pattern of residential development in a dynamic open city it shows how zoning comparative dynamics systematically vary within and across urban areas relating predicted effects to time paths of exogenous economic variables determining bid rents binding zoning is seen to fundamentally alter development trajectories temporarily halting development at some locations while inducing leapfrog development at others zoning impacts under both perfect foresight and myopic developer behavior are derived and examined

the existence and capitalization of neighborhood externalities a reassessment an anomalous result in the empirical literature on residential property values has been the inability to measure the capitalization of negative neighborhood externalities using disaggregate data this result has persisted with few exceptions across data sets and across definitions of externality and neighborhood this paper argues that the literature may have misspecified the theoretical relationship between residential property values and neighborhood externalities and that this could explain the lack of observed capitalization a new specification is proposed and given a preliminary test the conventional literature on neighborhood externalities can be summarized by the hedonic price equation

a discrete continuous choice approach to residential water demand under block rate pricing reply waldman is quite correct in noting that the microeconomic theory of block rate pricing in hewitt and hanemann hh 1995 is given for the general case of a k block rate structure whereas the econometric theory is largely confined to the case of exactly two blocks the extension in waldman to the more general case of k blocks is correct although the extension itself could be even more general if it addressed the nonnegativity of demand as is demonstrated below that no apparent attention was paid to the nonnegativity of demand in hh may be attributed to the fact that the need to do so was negated by a fortuitous assumption in the earlier work although that assumption that the errors are multiplicative and lognormally distributed was only maintained and not tested in hh i now estimate two models with the more common assumptions of linear demand and additive and normally distributed errors both with and without a modification for

on the theory of growth controls numerous empirical studies have examined the effect of growth controls on housing prices these studies have used many different techniques ranging from hedonic price model estimation to paired comparisons but have all come to the same conclusion growth controls raise the price of housing in theory there are both demand and supply side explanations which need not be mutually exclusive for these observed price differences on the supply side housing caps zoning restrictions limitations on the amount of developable land and other forms of growth control may reduce the supply of housing over time this in turn may produce scarcity effects which manifest as shifts or other changes in the housing supply curve and attendant price increases on the demand side to the extent that growth controls may reduce or internalize expected negative externalities and or congestion costs associated with growth controls may also produce amenity effects such amenity effects manifest as changes in the demand curve and likewise may be capitalized in land values and wages e g the price of a house rises as commute time falls

alternate price specifications for estimating residential water demand with fixed fees using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average revenue as the price variable was shown to be an artifact of the unitary elastic identity created when monthly rate schedules contain a fixed fee when the fixed fee was purged from the data average price was not significant but marginal price remained significant in the preferred double log marginal price model estimated price elasticity was 0 3 and conservation programs had no significant effect on water use

long run study of residential water consumption the estimation of dynamic models and themeasure of long run effects arerare in residential water demand studies weshow in this paper that a dynamicmodel of water consumption can be derived froma structural optimisation programsolved by local communities thisnonlinear model is estimated on asample of french municipalities and is foundasymptotically equivalent to a dynamic panel data model that is linear in theparameters the latter includes anoriginal error component structure that allowsfor a flexible heterogeneity pattern including both the usual idiosyncraticeffect and an additional individualeffect affected by a multiplicative time varyingparameter as usual gmm estimators for panel data are not consistent inthis case we propose a new gmmprocedure that yields consistent and efficientestimates of short and long runprice elasticities respectively 0 26 and 0 40

an empirical survey of residential water demand modelling abstract the increased reliance on demand side management policies as an urban water consumption management tool has stimulated considerable debate among economists water utility managers regulators consumer interest groups and policymakers in turn this has fostered an increasing volume of literature aimed at providing best practice estimates of price and income elasticities quantifying the impact of non price water restrictions and gauging the impact of non discretionary environmental factors affecting residential water demand this paper provides a synoptic survey of empirical residential water demand analyses conducted in the last 25 years both model specification and estimation and the outcomes of the analyses are discussed

a theory of wage and promotion dynamics inside firms we show that a framework that integrates job assignment human capital acquisition and learning captures several empirical findings concerning wage and promotion dynamics inside firms including the following first real wage decreases are not rare but demotions are second wage increases are serially correlated third promotions are associated with large wage increases fourth wage increases at promotion are small relative to the difference between average wages across levels of the job ladder fifth workers who receive large wage increases early in their stay at one level of the job ladder are promoted quickly to the next

demand and distributional effects of water pricing policies abstract worldwide water scarcity threatens delivery of water to urban centers water pricing is often recommended to reduce demand in this paper demand and distributional effects of water pricing policies are examined in a block pricing model that is applied to the metropolitan region of sao paulo water demand functions are estimated using marginal and average price models based on monthly data for the period 1997 2002 price elasticities of water demand range between 0 45 and 0 50 and income elasticities between 0 39 and 0 42 for the current combined regressive progressive block price system the poor spend almost 4 2 to 4 7 of their income on water the rich only pay 0 4 to 0 5 of their income whereas they consume more than twice as much a progressive block price or an income dependent price system may result in a more equalized income distribution however the analysis shows that there is a trade off between a more equalized income distribution and revenues earned by the water company more pro poor pricing systems may result as well in lower revenues for the water company

specification of block rate price variables in demand models using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average

the welfare economics of land use planning abstract this paper presents an empirical methodology for the evaluation of the benefits and costs of land use planning the technique is applied in the context of the town and country planning system of the uk and examines the gross and net benefits of land use regulation and their distribution across income groups the results show that the welfare and distributional impacts can be large

worker allocation hierarchies and the wage distribution economists have traditionally viewed the allocation of workers among jobs through the concept of comparative advantage this paper investigates hierarchical production models which display an absence of comparative advantage in order to demonstrate that for hierarchical production there is a second allocating factor which plays an important role two results are found first the allocation of workers among jobs tends to match high ability workers with positions which value ability highly second despite the fact that the models display an absence of comparative advantage i e the standard theoretical explanation for why wage distributions might be skewed the models wage distributions are skewed to the right relative to the underlying ability distributions

price knowledge in household demand for utility services a household s decision to acquire price knowledge is endogenous in the demand for utility services and may affect elasticities and consumption levels a simultaneous equation model with endogenous switching is developed to evaluate the effects of price knowledge and other sources of heterogeneity results indicate informed households were more responsive to average and marginal price signals informed households also use less water but this is due to heterogeneity rather than price knowledge controlling for heterogeneity price knowledge actually increases monthly water usage the implications of accounting for differences in price knowledge in utility demand modeling and demand management policy are discussed

on the price of land and the value of amenities a house represents not only a bundle of structural characteristics but also a set of location specific characteristics adding locational coordinates and site area to other house characteristics makes it possible to estimate a land rent surface as well as thle hedonic prices attached to local patterns of land use and other neighbourhood characteristics one can then estimate how the value of such location specific characteristics are capitalized into land prices this analysis illustrated with estimates based on data from two british towns has a number of wider implications it generates a more parsimonious method of estimating amenity values it also reveals likely systematic biases produced by conventional hedonic studies which exclude land and location finally it clarifies the conceptual definition of land and suggests that monocentric models can perform well despite recent criticism

analysis of urban land shortages the case of korean cities both natural constraints and government regulations on urban land use can cause urban land shortages and hence higher prices of urban land and housing than otherwise there have been attempts to investigate the differential effects of natural and contrived restrictions on land price for w x example rose 10 found that natural constraints have a significant positive impact on land value while monopoly zoning power makes a smaller contribution in explaining inter city variations in urban land price w x on the other hand pollakowski and wachter 8 analyzed the impact of land use controls measured by an index of restrictiveness of zoning and confirmed that land use regulations raise the prices of housing and developed land to the best knowledge of the authors however none of the published empirical studies including the two cited above actually measure the amount of shortage of urban land at the city level instead land supply variables are employed together with demand variables such as income and population size to determine their impact on land or housing prices this study seeks to fill the gap in the literature first by developing a measure of the urban land shortagersurplus from an analysis of land price

urban residential demand for water in the united states further discussion using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average

strategic urban projects in amsterdam and new york incomplete contracts and good faith in different legal systems contracts between local government and private investment agencies play an important role in strategic urban projects real estate cycles provide only a narrow window of opportunity within which to draft such contracts a legal system should therefore not impede the possibility of reaching an agreement quickly instead it should facilitate efficient ways of reaching an agreement lengthy contracting may contribute to the persistence of real estate market cycles this paper explores the question of whether the civil law principle of good faith facilitates the drafting of incomplete contracts which may be efficient in situations of high uncertainty and complexity as was the case with two strategic inner city projects the south axis in amsterdam and battery park city in new york city the paper further establishes that good faith does play a considerable role in the differences in contracting practice

large lot zoning and subdivision costs a test abstract this paper tests two hypotheses 1 that large lot zoning is a binding constraint on the residential land market and 2 that subdivision costs are inversely related to lot size the paper shows that in general the two hypotheses are not mutually exclusive but that they can be distinguished in the case of a test conducted across tracts of unsubdivided vacant land a hedonic price model for vacant land is developed and then estimated using disaggregate data from a new york city suburb

capitalization of exclusive agricultural zoning into farmland prices development in agricultural areas coughlin et al 1981 this exclusive agricultural zoning differs from traditional rural zoning in that it limits development and is often strictly enforced economists have argued that conceptually agricultural zoning lowers land values by restricting non farm development and three recent empirical studies support the hypothesis knaap 1985 vaillancourt and monty 1985 nelson 1988 but in fact economic theory predicts both positive and negative price effects distributed differentially among farmland parcels depending on parcel characteristics the purpose of this research is to test the hypothesis that the price effect of exclusive agricultural zoning varies with the characteristics of parcel subject to the regulations the research results suggest that economists investigating the land price effects of zoning should use methodologies that distinguish between positive and negative price effects deriving from parcel characteristics

an examination of wage behaviour in macroeconomic models with long term contracts are long term contracts equivalent to a series of shorter term contracts except for the informational sets available this paper argues that the wage equations in many macroeconomic models with labor contracts imply a positive answer to the above question an empirical examination of canadian contract wage data rejects the above hypothesis the paper argues that real economic conditions at the time contracts are signed have a greater impact on wage settlements than do conditions that are expected to exist in the future this alternative hypothesis is generally supported by the data

the internal economics of the firm evidence from personnel data we analyze twenty years of personnel data from one firm the hierarchical structure is quite simple and stable career movements suggest that the employee s rate of learning and the firm s learning about ability are important there are promotion fast tracks exit rates vary little with tenure or salary the firm has personnel policies like those described in the internal labor markets literature although several theoretical preconditions for ilms such as ports of entry and exit are lacking job levels are important to compensation but there is also substantial individual variation in pay within levels our companion paper in this issue explores the wage policy of this firm

estimating demand under block rates electricity and water many empirical studies of the demand for electricity under declining block tariffs have been conducted but few have produced results consistent with traditional demand theory nordin bell j economics 7 719 21 1976 explains this in part by pointing out that most of those studies failed to take into account the income effects caused by intramarginal price differences the authors show here that nordin s suggestion involves the inappropriate use of ordinal level statistics ols they propose a method by which consistent estimates of the demand parameters can be obtained when a household s rule for selecting a block can be estimated 19 references 1 figure

what holds back high growth firms evidence from uk smes high growth firms are seen as vital for economic growth it is important for policy and theory to consider the barriers faced by firms achieving high growth and those with the potential to do so this article uses data for 4 858 uk smes to investigate the obstacles perceived by two sets of firms 1 firms in periods of high growth and 2 potential high growth firms which are observationally similar but are not achieving high growth the results suggest high growth firms perceive problems in six areas recruitment skill shortages obtaining finance cash flow management skills and finding suitable premises potential high growth firms feel held back by the economy obtaining finance cash flow and their management skills but are less likely to perceive regulation is a problem the results have implications for theory on high growth firms and policies focussed at them

an analysis of minimum frontage zoning to preserve lakefront amenities the development of lakefront property in northern wisconsin has prompted in several towns minimum frontage zoning stricter than the state standard such zoning generates an economic loss by constraining development development effect and an economic gain by preserving environmental amenities amenity effect estimation of a hedonic price function for lakefront property in northern wisconsin quantifies these competing effects the estimation indicates that at the current margin the economic loss from the development effect is negligible and the economic gain from the amenity effect may be considerable raising frontage prices by an average of 21 5

the stochastic city abstract this paper analyzes a simple model of an urban area with growth and uncertainty household income rents and prices for land follow stochastic processes even though investors are risk neutral uncertainty affects both land rents and land prices in equilibrium because the conversion of land from agricultural to urban use is irreversible growth on the other hand affects urban and agricultural land prices but not the level of rents we show that uncertainty i delays the conversion of land from agricultural to urban use ii imparts an option value to agricultural land iii causes land at the boundary to sell for more than its opportunity cost in other uses and iv reduces equilibrium city size

comparing residential water demand estimates under decreasing and increasing block rates using household data using a new model formulation and data from a sample of colorado utilities we investigated the price specification controversy marginal price versus average revenue when estimating residential water demand the improved statistical fit using average

welfare and distribution effects of water pricing policies in this paper distribution and welfare effects of changes in block price systems are evaluated a method is discussed to determine for a marshallian demand function equivalent variation in case of a block price system the method is applied to compare for the metropolitan region of sao paulo alternative pricing policies on the basis of their demand welfare and distribution effects of changing water prices results show that there is a trade off between average welfare and income distribution a pro poor price system may result in lower average welfare than a flat price system but in higher individual welfare for the poor moreover there is a trade off between revenues for the water company and income distribution even though pro poor price systems may not be as good for average welfare as flat price systems their direct effects on poverty are important introducing pro poor price systems however may have financial consequences for the water companies

an econometric estimation of industrial water demand in france this study investigates the structure of industrial water demand byestimating the derived demand for water on a sample of industrialestablishments located in the south west of france productiontechnologies are represented by short term variable cost functions andapproximated by a translog form industrial water use is modeled ashaving three components the quantity of water bought to a waterutility the quantity of autonomous water and the quantity of watertreated prior to use we include in this framework water effluents which are considered as a by product of the production process emittedby firms each of the three water components is treated as a separateinput and all are estimated as a system of simultaneous equations themodel is estimated on a sample of 51 industrial plants in the girondedistrict observed from 1994 to 1996 using seemingly unrelated regression sur and feasible generalized least squares fgls results ofestimations show that industrial firms are sensitive to water priceinputs network water elasticity is estimated at 0 29 it variesfrom 0 10 to 0 79 according to the type of industryconsidered autonomous water price elasticity is not significant elasticity for treated water is evaluated at 1 42 at themean sample and varies from 0 90 to 2 21 according to theindustry considered

growth controls real options and land development abstract many urban growth controls attempt to check sprawl by restricting allowable new housing densities however land may be undeveloped to preserve its real option value real options in land markets arise from uncertainty as to the optimum use of a site by limiting allowable development choices growth controls can narrow real options and potentially accelerate investment this paper examines the effect of price volatility a generator of option value on the timing of development after the imposition of an urban growth boundary ugb around seattle while the net effect of the ugb is to lower the likelihood of new housing outside the boundary by between 28 and 39 price volatility is no longer a deterrent to development

regulation and productivity performance the paper reviews theory and evidence on the ways in which regulation affects productivity outcomes in a context of endogenous growth it is argued that traditional measures of compliance costs miss the potentially most important impacts of regulation on productivity which occur through changes in incentives to invest and to innovate recent attempts to measure cross country variations in the strength of product market and employment regulation are considered and some weaknesses are highlighted nevertheless consistent with endogenous growth models there appears to he quite strong evidence that regulations which inhibit entry into product markets have an adverse effect on tfp growth in oecd countries although there are some discrepancies in the evidence on most measures the uk appears lightly regulated relative to france and germany and this may have contributed to a reduction in the recent past in the uk s tfp gap

do zoning regulations rob rural landowners equity zoning regulations are land use control tools used to conserve resource land limit negative externalities from high density development and achieve agglomeration benefits from conserving large blocks of land however the passage of low density zoning is often challenged by landowners who claim that through it they lose their land s equity due to lower land values we investigate whether low density zoning impacts rural land value using arm s length sales in maryland s nine eastern shore counties using both a propensity score matching method and an instrumental variable approach we find that low density zoning has differentiated impacts resource parcels land values are unaffected and non resource parcels values decrease by 20 50

executive compensation and tournament theory empirical tests on danish data this article adds to the empirical literature on tournament theory as a theory of executive compensation i test several propositions of tournament models on a rich data set containing information about 2 600 executives in 210 danish firms during a 4 year period i ask are pay differentials between job levels consistent with relative compensation is pay dispersion between levels higher in noisy environments is the dispersion affected by the number of tournament participants is average pay lower in firms with more compressed pay structures does wider pay dispersion enhance firm performance most of the predictions gain support in the data

union wage settlements during a disinflation this paper examines the role of union wage contracts in the persistence of inflation and the implication of these contracts for the problem of disinflation in the united states a quantitative model of overlapping con tracts explicitly oriented toward the major union sector is developed the model takes account of expectations of future wage price and employment conditions as in more aggregated models that have been used in macroeconomic research in addition the distribution of workers according to contract length as well as deferred wage increases and escalator clauses are explicitly used in the model the main aim of the model is to determine the constraints which these contracts impose on disinflation paths the model indicates that the maximum speed of disinflation is extremely slow in the early phases if a rise in unemployment is to be avoided but increases considerably before the new lower rate of inflation is reached the disinflation path is considerably slower than that observed after hyperinflation periods however the existence of a path of inflation reduction raises questions about whether the institution of union wage con tracts is really the direct cause of costly disinflations or whether their influence works indirectly by raising credibility problems about a monetary disinflation this abstract was borrowed from another version of this item

british planning policy and access to housing some empirical estimates there is evidence that the implementation of the planning system creates scarcity rents for land in different uses by acting as a constraint on land supply this paper provides for 1984 estimat

corporate performance and managerial remuneration an empirical analysis abstract economic theories of efficient compensation predict a positive relationship between executive pay and corporate performance and yet efforts to document this relationship have been largely unsuccessful in this paper we argue that previous cross sectional studies have omitted important variables which seriously bias their results using data that focus on individual executives over time we find that executive compensation is strongly positively related to corporate performance as measured by shareholder return and growth in firm sales the results are robust to the stock market performance measure utilized

instrumental variables approach to rural water service demand interest in empirical studies of the demand for goods sold through discrete pricing structures has grown since nordin suggested a modification of taylor s demand model 24 29 the bulk of early empirical research centered on residential electricity demand however econometric studies of water demand have proliferated in recent years some articles have been concerned in part with the proper theoretical specification of demand equations incorporating block rate pricing schedules taylor specified price as being composed of the marginal price associated with the block in which consumption occurs and an average price 29 nordin modified taylor s specification by demonstrating utility maximizing consumers with perfect information respond to marginal price along with a lump sum income effect associated with intramarginal prices and price schedule breakpoints 24 there is a potential problem in the estimation of demand for goods sold through block rate pricing schemes because of the possibility of correlation between price variables and the error structure 29 there are then two issues associated with the study of demand for goods sold under discrete pricing mechanisms the first issue is whether if consumers are aware of block pricing structures and respond to marginal price and the lump sum income change or rate premium or are aware of only total spending and total consumption and respond to an average price 11 5 9 26 the second issue is the choice of estimating technique 4 14 20 31 25 these two issues are not unrelated since empirical validation of consumer behavior

the value of free water analyzing south africa s free basic water policy this paper analyzes south africa s free basic water policy under which households receive a free water allowance equal to the world health organization s recommended minimum of 6 kiloliters per month i structurally estimate residential water demand evaluate the welfare eects of free water and provide optimal price schedules derived from a social planner s problem i use a unique dataset of monthly metered billing data for 60 000 households for 2002 2008 from a particularly disadvantaged suburb of pretoria the dataset contains rich price variation across 18 dierent nonlinear tarischedules and includes a policy experiment which removed the free allowance i nd that without government subsidy the mean monthly consumption would decrease from 12 6 to 5 6 kiloliters which is below the clean water consumption recommended by the who however it is possible to reallocate the current subsidy to form an optimal tari without a free allowance which would increase welfare while leaving the water provider s revenue unchanged this optimal tariwould also reduce the number of households consuming below the who recommended level

household responses to increased water rates during the california drought this paper explores the use of fixed effects and maximum likelihood techniques to es timate household responses to water price in creases during the california drought estimates are based on bimonthly meter readings from 599 single family households in the alameda county water district over the period 1982 1992 before and after the introduction of a steeply increasing block rate price structure i find that household and monthly fixed effects models are not success ful in modeling water demand with these data however maximum likelihood models that ex plicitly consider the household s response to the rate structure result in plausible estimates of wa ter demand jel q25

evidence on the specification of price in the study of domestic water demand the development of lakefront property in northern wisconsin has prompted in several towns minimum frontage zoning stricter than the state standard such zoning generates an economic loss by constraining development development effect and an economic

hedonic prices property values and measuring environmental benefits a survey of the issues this paper provides a review of the theoretical basis and the assumptions required in order to use hedonic price equations derived from property value data to obtain measures of the prices and the inverse demand functions for environmental amenities such as air quality it also includes a review and assessment of existing empirical applications of the technique to problems of air and water quality and urban noise

management financing and taxation of housing stock in the shrinking cities of aging societies abstract more than 11 million homes lie empty across europe more than 2 million homes are empty in each of france and italy 1 8 million in germany and more than 700 000 in the uk these figures show that a large share of the housing stock in europe is not in use the problem has arisen because policymakers did not develop proper tools to balance long term supply and demand for housing the article describes why this problem appeared and provides an answer to the question of what type of incentives policymakers should apply to housing stock management financing and taxation to achieve a better utilization of the built environment a housing stock is a form of inventory of a built environment the value of housing stock represents the major part of inventories in each society such stock currently is not managed properly because the management of housing stock does not include the methods for forecasting demand according to the dynamics of age cohorts for different housing needs preferences and purchasing power the goal is to develop such tools therefore the actuarial reverse mortgage approach to financing is combined with a graph of a multiple decrement competing risk approach to achieve better forecasting of supply and demand and to show how tax policies influence the housing market and the inventory of empty homes the article also shows how taxation of real estate transactions is eating into the housing equity of the elderly when the latter must change their residential property due to decreased functional capacity therefore we conclude that taxation of transactions is not an age friendly instrument and should be replaced by property taxes that are paid annually a better taxation policy is also suggested for spain

on the possibility and optimality of positive rent gradients abstract the assertion that externalities from low density can create positive residential rent gradients is examined in several cases optimal externality internalization zoning excessive and insufficient restriction and no internalization in all cases positive rent gradients are unlikely i e require land to be an inferior good unstable or impossible in addition easily interpretable welfare conditions are found as a result of consumer and social welfare maximization the alonso muth mills model is found to be quite robust

the qualitative economics of development control abstract this paper examines space supply restrictions and containment policies in the context of a monocentric urban model with several classes results are obtained concerning the qualitative effects of such policies on space i e land values and locations of the various groups

differential demand systems a further look at barten s synthesis barten s synthetic model is attractive to applied researchers since it is useful for testing the adequacy of the competing functional forms of differential demand systems including the popular rotterdam and almost ideal demand systems this article shows that the synthetic model is not a mere artificial composite of the known differential demand systems as it has been considered but rather viewed as a model in its own right it is demonstrated that at the individual consumer level barten s model has the same marginal budget shares as generated by specific forms of engel curves formulated by the box cox transformation

residential water demand in the northwest of spain a panel of monthly aggregate data from the northwest of spain is used to estimate domestic water demand functions under linear and non linear tariffs price billing climatic and sociodemographic variables are used as explanatory variables the use of intraannual data constitutes a relevant contribution in the european context overall marginal price elasticity estimates lie between 0 12 and 0 17 summer only elasticities and elasticities associated with uses beyond the effectively free allowances seem significantly higher climatic variables significantly affect monthly use although probably less than in other wealthier and drier areas domestic water use appears to be a normal good

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

time series representations of economic variables and alternative models of the labour market accepting the hypothesis that the time series facts of the aggregate labour market may be summarized by the linear autoregressive and moving average representations of wages prices unemployment and interest rates implies that a useful theory ought to lead to predictions about these representations following this approach this paper first catalogues many of the time series facts about the aggregate labour market and then compares them against alternative models of the labour market based on the intertemporal substitution and staggered contract hypotheses