housing prices and the savings of renters abstract this paper studies the effects of housing prices on the net worth of young households because prospective homeowners must accumulate down payments a change in housing prices can change their savings patterns theoretically the effect of increases in house prices on savings is ambiguous because households can increase their saving to afford the larger down payment or decrease their saving because they have chosen to delay or forego purchasing a house using data from the 1984 panel study of income dynamics 27 i show that empirically the effect of increased housing prices on saving is positive and quite large relative to the savings of young households young renter households living in cities with high housing prices have more net worth than those living in cities with lowering housing prices controlling for both the income of the households as well as the per capita income of the city in which they live

intraurban residential mobility the role of transactions costs market imperfections and household disequilibrium abstract this paper presents a model of household residential search and mobility that focuses on microeconomic elements of household behavior and incorporates housing market features the model is cast explicitly in terms of a rigorous model of housing demand allowing the benefits from moving to be measured as the compensating income variation of the potential change in consumption the empirical results indicate that large changes in economic variables such as income and prices produce only small potential gains from moving and that a major factor in the moving decision is the magnitude of search and moving costs

credit supply and the housing boom an increase in credit supply driven by looser lending constraints in the mortgage market is the key force behind four empirical features of the housing boom before the great recession the unpreced

employer matching and 401 k saving evidence from the health and retirement study abstract employer matching of employee 401 k contributions is often touted as a powerful incentive to save for retirement and is a key component in pension plan design in the united states using detailed administrative contribution earnings and pension plan data from the health and retirement study this analysis formulates a life cycle consistent econometric specification of 401 k saving and estimates the determinants of saving accounting for non linearities in the household budget set induced by matching the participation estimates indicate that an increase in the match rate by 25 cents per dollar of employee contribution raises 401 k participation by 5 percentage points the parametric and semi parametric estimates for saving indicate that an increase in the match rate by 25 cents per dollar of employee contribution raises 401 k saving by 365 in 1991 dollars overall the analysis reveals that the 401 k saving response to matching is quite inelastic and hence matching is a rather poor policy instrument with which to raise retirement saving

the consumption response to predictable changes in discretionary income evidence from the repayment of vehicle loans abstract although the life cycle permanent income hypothesis is the primary framework for understanding household consumption and savings decisions only a few studies have used clearly identifiable income changes to test the basic predictions of the model the estimates produced using this empirical strategy have yet to lead to a consensus of beliefs since the results have both favored and rejected the model this paper contributes to this literature by examining the consumption reaction to predictable increases in discretionary income following the final payment of a vehicle loan using data from the consumer expenditure survey the results show that a 10 increase in discretionary income due to a loan repayment leads to a 2 to 3 increase in nondurable consumption additional analysis suggests that these findings may be explained by the presence of borrowing constraints

targeted saving by renters for housing purchase in japan abstract this paper examines the extent to which wealth accumulation for housing purchase increases household savings and suppresses consumption the study employs an estimation method based on simultaneous equations with limited dependent variables developed by nelson and olson to examine the relationship between wealth accumulation and housing purchase plans using data relating to young japanese renters the estimation results provide evidence that young japanese households severely reduce their consumption by around 30 40 percent

private transfers borrowing constraints and the timing of homeownership the 1991 italian survey of household income and wealth contains retrospective information on intergenerational transfers this information is used to estimate the impact of transfers on the saving time required to purchase a house it is found that transfers have a small impact on saving time and that after receiving a transfer households purchase considerably larger homes the results have implications for the debate about the source of the relation between aggregate saving and growth

convergence and spillover of house prices in chinese cities abstractthe issue of house price convergence in 34 chinese cities is investigated we augmented the convergence model with contemporaneous spatial dependence in house prices and found that price convergence and positive spatial spillover are both present we explicitly addressed the endogeneity problem by introducing a bayesian instrumental variable setup which was estimated with particle filtering techniques from a growth poles perspective the empirical evidence indicates that the spread effect in regional house prices outweighs the backwash effect the identified positive spatial spillover has two effects on the growth of house prices in chinese cities first the spillover elevates the trajectories of the steady state growth paths of house prices second the spillover narrows the gaps between the growth paths of house prices in neighbouring cities shocks to the socio economic variables of a city generate their own effects on domestic house prices that dominate the effects arising from cross city p

do first time house buyers receive financial transfers from their parents using danish longitudinal data with information about wealth for a sample of first time house buyers and their parents we test whether there are direct financial transfers from parents to children in connection with the house purchase or in connection with unemployment spells occurring just after the purchase when children typically hold few liquid assets first we document that child and parent financial resources are correlated then we introduce conditioning variables and exploit the panel aspect of the data to also condition on fixed unobserved factors which arguably govern preferences and or productivity we find no evidence of direct financial transfers

study on benefit transfer in an international setting how to improve welfare estimates in the case of the countries income heterogeneity abstract the paper aims at investigating the validity of benefit transfer in the case of transfers between countries highly heterogeneous in income and demonstrates relative performance of different benefit transfer methods under these conditions lake water quality valuation studies were conducted in two countries in transition poland and the czech republic they reflected two earlier studies carried out in norway we examine how income elasticity of wtp varies with the levels of income and find support for applying the income elasticity of 1 to adjust transferred welfare estimates in case of high differences in income between countries in addition we show that using site specific measures of income outperforms transfers based on gpd per capita the accuracy of benefit transfer is compared using equivalence testing following the tosc two one sided convolutions test a new more informative way of reporting equivalence is proposed based on computing minimum tolerance level rather than specifying it a priori

household risk management and optimal mortgage choice the portfolio of the typical american household is quite unlike the diversie ed portfolio of liquid assets discussed in e nance textbooks the major asset in the portfolio is a house a relatively illiquid asset with an uncertain capital value the value of the house generally exceeds the net worth of the household which e nances its homeownership through a mortgage contract to create a leveraged position in residential real estate other e nancial assets and liabilities are typically far less important than the house and its associated mortgage contract the importance of housing in household wealth is illustrated in figure i this e gure plots the fraction of household assets in housing and in equities against the wealth percentile of the household poor households appear at the left of the e gure and wealthy households at the right data come from the 1989 and 1998 survey of consumer finances the e gure shows that middle class american families from roughly the fortieth to the eightieth percentile of the wealth distribution have more than half their assets in the form of housing even after the expansion of equity ownership during the 1990s equities are of negligible importance for these households 1

the income elasticity of demand for housing evidence from concentration curves abstract this study applies techniques developed in the literature on income and consumption distribution to estimate income elasticities of housing demand although the approach cannot incorporate other determinants of demand raising the possibility of bias it possesses some attractive properties as well the approach economizes on the amount of data required for estimation and allows the elasticity to vary nonmonotonically with income if practitioners possess information on the direction of bias results of the approach can then be used to bound the value of income elasticity

intergenerational transfers borrowing constraints and saving behavior evidence from the housing market abstract we examine the effects of intergenerational transfers on saving behavior by analyzing transfers targeted to first time home purchases transfer recipients have a shorter time to save for a down payment of 9 20 for each dollar of transfer received total savings falls by 29 40 cents and the down payment rises by 61 71 cents transfer recipients increase the value of the home purchased but by an amount that is much lower than possible if the transfer were fully leveraged in addition transfers appear to help households achieve certain down payment thresholds that give favorable mortgage terms

heterogeneous expectations boom bust housing cycles and supply conditions a nonlinear economic dynamics approach abstract we combine a standard stock flow housing market model incorporating explicit relationships between house prices the housing stock and the rent level with a parsimonious expectation formation scheme of housing market investors reflecting an evolving mix of extrapolative and regressive expectation rules the model results in a two dimensional discrete time nonlinear dynamical system based on realistic parameters the model is able to generate endogenous boom bust housing market dynamics with lasting periods of overvaluation and overbuilding we thus exploit our model to investigate how real forces in particular supply conditions interact with expectations driven housing market fluctuations

nominal loss aversion housing equity constraints and household mobility evidence from the united states abstract this paper exploits the recent variation in us house prices to examine the effect of equity constraints and nominal loss aversion on household mobility detailed data from the 1985 1996 national longitudinal survey of youth nlsy79 were matched with house price data from 149 metropolitan areas to estimate instrumental variables linear probability and semi parametric proportional hazard models of intra metropolitan mobility household mobility is significantly influenced by nominal loss aversion there is little evidence that low equity because of fallen house prices constrains mobility

the nature of precautionary wealth abstract this paper uses the panel study of income dynamics to provide some of the first direct evidence that wealth is systematically higher for consumers with predictably greater income uncertainty however the apparent pattern of precautionary wealth is not consistent with a standard parameterization of the life cucle model in which consumers are patient enough to begin saving for retirement early in life wealth is estimated to be far less sensitive to uncertainty than implied by that model instead our results suggest that over most of their working life time consumers behave in accordance with the buffer stock models of saving described in carroll 1992 1997 or deaton 1991 in which consumers hold wealth principally to insulate consumption against near term fluctuations in income

financial literacy and mortgage equity withdrawals abstract mortgage equity withdrawals mew are correlated with covariates consistent with a permanent income framework augmented for credit constraints we assess linkages between mew and financial literacy education using the health and retirement study hrs and panel study of income dynamics psid we find that the financially literate are 3 5 percentage points less likely to withdraw housing equity via non home equity loan mortgages using the hrs while college graduates are 5 percentage points less likely than those without a high school degree in the psid among those withdrawing housing equity in the psid college graduates extract significantly less equity and are less likely to have high levels of housing leverage after doing so

availability of mortgage loans in volatile real estate markets abstract this paper presents a default model for mortgages on single family houses implying a higher probability of negative equity and thus default in real estate markets with high price volatility mortgage lenders compensate for the increased default probability in volatile markets by demanding higher downpayments or increased creditworthiness of loan applicants thus making mortgage loans more difficult to obtain an empirical analysis finds greatly varying price volatility in single family real estate markets in a sample of 42 cities consistent with the implications of the model the empirical analysis finds that the fraction of low downpayment loans declines in volatile markets

transition costs in secessions with a brief application to scotland this article demonstrates that the costs incurred in the process of a region becoming a sovereign state can be large enough to outweigh the long term material benefits of independence transition costs consist of transaction costs fiscal costs and the cost of uncertainty their size depends crucially on whether the politics of the transition are cooperative game theory however shows that there are incentives for threats of non cooperation and for the exercise of such threats these considerations are applied briefly to the debate about scottish independence this includes a short analysis of how transition costs can be reduced a final section inquires about possible transition benefits which can consist of solidarity

costly search and mutual fund flows this paper studies the flows of funds into and out of equity mutual funds consumers base their fund purchase decisions on prior performance information but do so asymmetrically investing disproportionately more in funds that performed very well the prior period search costs seem to be an important determinant of fund flows high performance appears to be most salient for funds that exert higher marketing effort as measured by higher fees flows are directly related to the size of the fund s complex as well as the current media attention received by the fund which lower consumers search costs

strategic interactions and portfolio choice in money management theory and evidence the author study portfolio choice of strategic fund managers in the presence of a peer based under performance penalty while the penalty generates herding behavior correlated trading among managers is exacerbated when a strategic setting is considered the equilibrium portfolios are driven by the least restricted manager who may vary according to the realization of returns the author compare model predictions to evidence from the colombian pension fund management industry where six asset managers are incharge of portfolio allocation for the mandatory contributions of the working population these managers are subject to a peer based under performance penalty known as the minimum return guarantee mrg the author study trading behavior by managers before and after a change in the strictness of the mrg in june 2007 the evidence suggests that a tighter mrg results in more trading in the direction of peers a behavior that is more pronounced for under performing managers is how that these findings areconsistent with the qualitative and quantitative predictions of the theoretical model

the demand for rental housing evidence from the housing allowance demand experiment abstract this paper provides new evidence on the price and income elasticities of demand for rental housing by low income households housing expenditures of households participating in the housing allowance demand experiment and receiving housing allowances in the form of a proportional rent rebate are analyzed these rent rebates experimentally vary the effective relative price of housing and thus enable estimation of the price elasticities natural income variation enables estimation of income elasticities analysis is carried out using two functional forms and a variety of models of housing dynamics the estimated income and price elasticities of demand are 0 36 and 0 22 respectively when the sample is restricted to include only households headed by couples the elasticity estimates are 0 47 for income and 0 36 for price these estimates are lower in absolute value than have been previously estimated and it is suggested that this may be due to the low income nature of the sample

eco dumping capital mobility and international trade a small open economy s optimal environmental policy is studied in a model with international capital mobility and local pollution the country produces traded as well as non traded goods is it in the country s interest to engage in ecological dumping by choosing generous pollution allowances for the traded good sector the answer depends decisively on the policy regime in use dumping is not optimal if the country ensures that the implicit rent on pollution is completely appropriated within the country however if the implicit factor reward on pollution leaves the country because it accrues to foreign owners of mobile capital the local welfare maximizing government tends to discriminate against the traded good sector the opposite of ecological dumping

ranking games and gambling when to quit when you re ahead it is common for rewards to be given on the basis of a rank ordering so that relative performance amongst a cohort is the criterion in this paper we formulate an equilibrium model in which an agent makes successive decisions on whether or not to gamble and is rewarded on the basis of a rank ordering of the final position amongst competing players one application of this model is to the behavior of mutual fund managers who are paid depending on funds under management which in turn are greatly influenced by annual or quarterly rank orderings our model deals with a situation in which fund managers can elect either to pick stocks or to use a market tracking strategy in equilibrium the distribution of the final position will have a negative skew we explore how this distribution depends on the number of players the probability of success when gambling the structure of the rewards and on information regarding the performance of other players

evidence on the benefits of alternative mortgage products alternative mortgage products have been identified by many as culprits in the financial crisis however because of their lower initial mortgage payments relative to loan amount they may be a valuable tool for households that expect higher and more certain future labor income and that wish to smooth consumption over the life cycle using u k household level panel data this paper provides evidence in support of this hypothesis and highlights other important benefits of alternative mortgages including portfolio diversification tax benefits and a reduction in the transaction costs incurred in housing transactions

short run housing responses to changes in income income maintenance and housing allowance plans both currently being evaluated as potential federal programs for low income families provide households with supplements to income which increase the demand for housing while income maintenance schemes allow the consumer complete freedom of choice with respect to consumption housing allowance plans may constrain choice in a variety of ways 1 the response of housing demand to changes in income is a significant factor in assessing the relative merits of these two programs the research presented here is concemed with the impact of increased income on the annual housing expenditures of households who have moved the data employed are drawn from the university of michigan panel study of income dynamics which follows a sample of 5 000 households over a period of years these panel data allow us to link each household s change in income over time with changes in its demand for housing most previous studies of housing demand rely on cross sectional estimates which are long run they implicitly assume a household would respond to a different income level just as would a household who may have been at that level for a long enough period of time to acquire a different set of tastes to the extent that households move from one short run adjustment to another because of repeated changes in economic circumstances rather than ever actually achieving the implied long run equilibrium short run elasticities may be more revelant for evaluating housing policy

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

a model of mortgage default in this paper we solve a dynamic model of households mortgage decisions incorporating labor income house price inflation and interest rate risk using a zero profit condition for mortgage lenders we solve for equilibrium mortgage rates given borrower characteristics and optimal decisions the model quantifies the effects of adjustable versus fixed mortgage rates loan to value ratios and mortgage affordability measures on mortgage premia and default mortgage selection by heterogeneous borrowers helps explain the higher default rates on adjustable rate mortgages during the recent u s housing downturn and the variation in mortgage premia with the level of interest rates

borrowing during unemployment unsecured debt as a safety net this paper examines whether unsecured credit markets help disadvantaged households supplement temporary shortfalls in earnings by investigating how unsecured debt responds to unemployment induced earnings losses results indicate that very low asset households those in the bottom decile of total assets do not borrow in response to these shortfalls however other low asset households do borrow increasing unsecured debt by more than 11 cents per dollar of earnings lost in contrast wealthy households do not increase unsecured debt during unemployment the evidence suggests that very low asset households do not have sufficient access to unsecured credit to smooth consumption over transitory unemployment spells

changes to mutual fund risk intentional or mean reverting an empirical issue is whether a mutual fund s change in intertemporal risk is intentional or arises from risk mean reversion our methodology uses actual fund trades to identify funds that actively change risk funds that are statistically identified as trading to change return variance or tracking error variance do not exhibit risk mean reversion mostly funds trade to reduce risk and in particular tracking error variance this is most evident for funds that previously attained a low tracking error variance we find no evidence of a relation between past performance and intended changes to return variance or tracking error variance

of tournaments and temptations an analysis of managerial incentives in the mutual fund industry we test the hypothesis that when their compensation is linked to relative performance managers of investment portfolios likely to end up as losers will manipulate fund risk differently than those managing portfolios likely to be winners an empirical investigation of the performance of 334 growth oriented mutual funds during 1976 to 1991 demonstrates that mid year losers tend to increase fund volatility in the latter part of an annual assessment period to a greater extent than mid year winners furthermore we show that this effect became stronger as industry growth and investor awareness of fund performance increased over time

wealth effects and macroeconomic dynamics the effect of wealth on consumption is an issue of long standing interest to economists conventional wisdom suggests that fluctuations in household wealth have driven major swings in economic activity both in the united states and abroad this paper considers the so called consumption wealth effects there is an extensive existing literature on wealth effects that has yielded some insights for example research has documented the relationship between aggregate household wealth and aggregate consumption over time and a large number of household level studies suggest that wealth effects are larger for households facing credit constraints however there are also many unresolved issues regarding the influence of household wealth on consumption we review the most important of these issues and argue that there is a need for much more research in these areas as well as better data sources for conducting such analysis

the effect of liquidity constraints on consumption a cross sectional analysis this paper examines the effect of liquidity constraints on consumption expenditures using a single year cross section data set a reduced form equation for consumption is estimated on high saving households by the tobit procedure to account for the selectivity bias since high saving households are not likely to be liquidity constrained the estimated equation is an appropriate description of how desired consumption that would be forthcoming without liquidity constraints is related to the variables available in the cross section data when the reduced form equation is used to predict desired consumption the gap between desired consumption and measured consumption is most evident for young households

housing taxation and capital accumulation this paper studies the impact of the preferential tax treatment of housing capital in a dynamic general equilibrium life cycle economy populated by heterogeneous individuals the model includes the main housing tax provisions currently in place in the u s and a minimum downpayment requirement upon purchasing non divisible houses the tax code makes the return on housing capital larger than that on business capital which distorts the lifetime profile and composition of individuals savings the wedge between the two rates of return emanates from the failure to tax imputed rents and is amplified by the presence of mortgage interest deductibility simulations show that individuals at all income levels would rather live in a world where imputed rents are taxed or one where mortgage interest payments are not deductible furthermore distributional effects are much smaller than conventionally believed

taxing residential housing capital this paper discusses the main aspects of the taxation of housing drawing on general principles of optimal taxation it focuses on the role of the property tax in achieving neutrality between rental and owner occupied housing assuming that landlords are taxed according to a neutral profits tax it follows that the property tax should be based on the rate of interest the paper discusses how the tax rate could be adjusted to account for the lack of effective taxation of capital gains the double taxation of dividends and the differences in the cost of labour between rental and owner occupied housing in most oecd countries the combined effect of the different housing taxes amounts to a tax subsidy to owner occupied housing it is demonstrated how this subsidy has been reduced in sweden as in many other countries in the past decade as a result of tax reforms and a lower rate of inflation the subsidy has effects on consumption patterns saving capital accumulation the distribution of welfare across gener

economic integration and political disintegration in a world of trade restrictions large countries enjoy economic benefits because political boundaries determine the size of the market under free trade and global markets even relatively small cultural linguistic or ethnic groups can benefit from forming small homogeneous political jurisdictions this paper provides a formal model of the relationship between openness and the equilibrium number and size of countries and successfully tests two implications of the model firstly the economic benefits of country size are mediated by the degree of openness to trade secondly the history of nation state creations and secessions is influenced by the trade regime

difference in interim performance and risk taking with short sale constraints abstract absent much theory empirical works often rely on the following informal reasoning when looking for evidence of a mutual fund tournament if there is a tournament interim winners have incentives to decrease their portfolio volatility as they attempt to protect their lead while interim losers are expected to increase their volatility so as to catch up with winners we consider a rational model of a mutual fund tournament in the presence of short sale constraints and find the opposite interim winners choose more volatile portfolios in equilibrium than interim losers several empirical works present evidence consistent with our model however based on the above informal argument they appear to conclude against the tournament behavior we argue that this conclusion is unwarranted we also demonstrate that tournament incentives lead to differences in interim performance for otherwise identical managers and that mid year trading volume is inversely related to mid year stock return

myopic risk taking in tournaments abstract there is a common notion that incentive schemes in the financial industry trigger myopia and risk taking in some sense this contrasts with the concept of myopic loss aversion mla which implies that myopia mitigates risk taking a number of experimental studies support the mla hypothesis by showing that people take less risk the more frequently their investments are evaluated in this paper we show experimentally that if subjects are exposed to tournament incentives the standard mla effect disappears rather there is a tendency towards more risk taking the more frequently investments are evaluated

decomposing the wealth effect on consumption we decompose the wealth effect on consumption into two components first we distinguish between exogenous and endogenous wealth changes second we distinguish between anticipated and unanticipated exogenous changes we estimate the impact of exogenous components using data from the 2008 2010 panel of the italian survey of household income and wealth the wealth effect is about 3 cents per unexpected euro increase in wealth and driven by house price changes the consumption response to anticipated changes in wealth is of similar magnitude and also driven by housing we show that these findings are consistent with binding borrowing constraints

spatial lock in do falling house prices constrain residential mobility abstract falling house prices have caused numerous homeowners to suffer capital losses those with little home equity may be prevented from moving because of imperfections in housing finance markets the proceeds from the sale of their home may be insufficient to repay their mortgage and provide a down payment on a new home a data set of mortgages is used to examine the magnitude of these constraints estimates show that average mobility would have been 24 higher after 3 years had house prices not declined and after 4 years it would have been 33 higher among those with high initial loan to value ratios the differences are even greater

scotland and small country independence the assessment this paper reviews some of the issues consequent on the formation of new states through secession while its particular focus relates to the potential withdrawal of scotland from the united kingdom it discusses preference heterogeneity as a potential cause of the break up of states relating that to recent developments in the economics of identity it examines some macroeconomic issues particularly debt and currency and reflects on how these might influence secession it examines alternatives fiscal decentralization to secession and considers the strategies that those arguing for and against secession may deploy it also explains the structure of this issue explaining how the different contributions come together

risk taking behavior in mutual fund tournaments abstract we develop a two period model of a brown et al j finance 51 1996 85 mutual fund tournament in which two fund managers with unequal midyear performances compete for new cash inflows when one of the managers is an exogenous benchmark winning managers index and losing managers gamble however when both managers are active the winning manager is more likely to gamble expecially when the midyear performance gap is high or when stocks offer high returns and low volatility empirical evidence that winning managers gamble has been documented by other researchers but it has been interpreted as evidence against the tournament model with a dataset of weekly returns from 1984 to 1996 for 660 mutual funds we text for other tournament effects predicted by the model our results suggest a role for the theory of tournaments in studies of mutual fund behavior

how does home equity affect mobility abstract the impact of the housing crash on household mobility is theoretically ambiguous households that have little or negative equity are less likely to move because the proceeds from the sale of the home may not be large enough to pay off the original mortgage and provide a sufficient down payment on a new home on the other hand at sufficiently negative levels of home equity household mobility may actually increase through the foreclosure channel in this paper we develop and empirically test a model that incorporates both of these mechanisms our empirical results based on data for florida homeowners provide evidence of a non monotonic relationship between home equity and mobility although default induced mobility did increase following the financial crisis this increase did little to offset the substantial decline in voluntary moves due to home equity lock in we find that on net household mobility declined by roughly 25 in our sample because of reductions in equity

financial innovation the bright and the dark sides based on data from 32 countries over the period 1996 2010 this paper is the first to assess the relationship between financial innovation on the one hand and bank growth and fragility as well as economic growth on the other hand we find that different measures of financial innovation capturing both a broad concept and specific innovations are associated with faster bank growth but also higher bank fragility and worse bank performance during the recent crisis these effects are stronger in countries with larger securities markets and more restrictive regulatory frameworks in spite of these seemingly ambiguous findings our evidence points to a positive net effect of financial innovation on economic growth financial innovation is associated with higher growth in countries and industries with better growth opportunities

the impact of housing assistance on child outcomes evidence from a randomized housing lottery one long standing motivation for low income housing programs is the possibility that housing affordability and housing conditions generate externalities including on children s behavior and long term life outcomes we take advantage of a randomized housing voucher lottery in chicago in 1997 to examine the longterm impact of housing assistance on a wide variety of child outcomes including schooling health and criminal involvement in contrast to most prior work focusing on families in public housing we focus on families living in unsubsidized private housing at baseline for whom voucher receipt generates large changes in both housing and nonhousing consumption we find that the receipt of housing assistance has little if any impact on neighborhood or school quality or on a wide

houses as atms mortgage refinancing and macroeconomic uncertainty we estimate a structural model of household liquidity management in the presence of long term mortgages households face counter cyclical idiosyncratic labor income uncertainty and borrowing constraints which aect optimal choices of leverage precautionary saving in liquid assets and illiquid home equity debt repayment mortgage renancing and default taking the observed historical path of house prices aggregate

the social and private micro level consequences of homeownership abstract this paper reviews the literature that describes the micro level economic and social consequences of homeownership we adopt an interdisciplinary approach and include studies from economics sociology geography political science psychology and other disciplines our focus is on the set of consequences of homeownership in developed countries our list of potential outcomes of homeownership includes the impact on household wealth and portfolio choice mobility labor force participation urban structure and segregation home maintenance political and social activities health demographics self esteem and child outcomes there is substantial evidence that homeownership has important effects on some household behaviors and outcomes however we find that much of the past 30 year s literature on consequences of homeowning is deficient from a theoretical or econometric perspective we suggest solutions and identify research gaps present in the literature

consumption down payments and liquidity constraints one frequently cited explanation for the empirical failure of the orthodox life cycle permanent income hypothesis lc pih is the presence of binding liquidity constraints households inability to borrow and lend at the same interest rate or to borrow the desired quantity can distort household consumption profiles depressing consumption during periods when constraints bind whether or not liquidity constraints bind has important implications for the sensitivity of consumption to fluctuations in income the neutrality of government debt and the structure of taxation despite the potential importance of liquidity constraints in understanding macroeconomic behavior there has been comparatively little research into the effect of specific constraints on consumption one area of consumer behavior where liquidity constraints arguably may be important is in housing decisions and mortgage markets households wishing to own a first home must accumulate a down payment in order to qualify for a mortgage loan currently for conventional mortgages in the united states most lending institutions require between s percent and 20 percent of the purchase price of the home put down in advance of the purchase 2 without access to private gifts or loans many

how tournament incentives affect asset markets a comparison between winner take all tournaments and elimination contests abstract we investigate the impact of investment managers tournament incentives on investment strategies and market efficiency distinguishing between winner take all tournaments wta where a minority wins and elimination contests ec where a majority wins theoretically we show that investment managers play heterogeneous strategies in wta and homogeneous strategies in ec and markets are more prone to mispricing in wta than in ec experimentally we find that investment managers play more heterogeneous strategies in wta than in ec but this does not trigger significant differences in prices moreover prices in wta and ec do not differ significantly from markets composed of linearly incentivized subjects

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

on the demand for grandchildren tied transfers and the demonstration effect it is argued that parents provide help with housing downpayments in order to encourage the production of grandchildren and that such a subsidization emanates from the bdemonstration effect q a child s propensity to furnish parents with attention and care can be conditioned by parental example parents who desire such transfers in the future have an incentive to make transfers to their own parents in order to instill appropriate preferences in their children this generates a derived demand for grandchildren since potential grandparents will be treated better by their adult children if the latter have their own children to whom to demonstrate the appropriate behavior empirical work indicates behavior consistent with subsidization of the production of grandchildren and the demonstration effect

theory and estimation in the economics of housing demand the main purpose of this paper is to review recent theoretical and empirical developments in the economics of housing demand in particular we ask what is known concerning the permanent income elasticity of housing demand vis a vis the current or measured income elasticity what is known concerning price elasticities what is the appropriate functional form for housing demand equations what is the role of demographic variables what is known concerning dynamic aspects of housing demand what appear to be the major sources of bias in existing estimates of demand equations

consumer attitudes and their forecasting power for consumer spending the university of michigan s surveys of consumers is summarized with principal components of consumer attitudes with respect to income and wealth prices and interest rates and credit availability these summary measures contain information beyond that captured by the index of consumer sentiment the summary measures have forecasting power for aggregate consumption behavior even when controlling for economic fundamentals these measures also help to improve significantly upon survey of professional forecasters blue chip consensus and federal reserve board s forecasts of consumption and other real activity measures consistent with their predictive ability conditioned upon a broader set of fundamentals and forecasters judgment

house price growth when children are teenagers a path to higher earnings abstract this paper examines whether rising house prices immediately prior to children entering college have an impact on their earnings as adults higher house prices provide homeowners with additional funding to invest in their children s human capital but also raise housing costs the results show that a 1 percentage point increase in house prices when children are 17 years old results in roughly 0 9 percent higher annual income for the children of homeowners and 1 5 percent lower annual income for the children of renters house price appreciation at age 17 also leads to higher college enrollment rates at age 19 and an increased likelihood of attendance at higher ranked post secondary institutions for children of homeowners as well as lower college enrollment rates for children of renters

does option compensation increase managerial risk appetite this paper solves the dynamic investment problem of a risk averse manager compensated with a call option on the assets he controls under the manager s optimal policy the option ends up either deep in or deep out of the money as the asset value goes to zero volatility goes to infinity however the option compensation does not strictly lead to greater risk seeking sometimes the manager s optimal volatility is less with the option than it would be if he were trading his own account furthermore giving the manager more options causes him to reduce volatility managers with convex compensation schemes play an important role in financial markets this paper solves for the optimal dynamic investment policy for a risk averse manager paid with a call option on the assets he controls the paper focuses on how the option compensation impacts the manager s appetite for risk when he cannot hedge the option position on one hand the convexity of the option makes the manager shun payoffs that are likely to be near the money under the optimal policy the manager either significantly outperforms his benchmark or else incurs severe losses furthermore in examples of optimal trading strategies asset volatility goes to infinity as asset value goes to zero yet option compensation does not strictly lead to greater risk seeking as asset value grows large or if the evaluation date is far away the manager moderates asset risk for example if the manager has constant relative risk aversion crra asset volatility converges to the merton constant as asset value goes to infinity in some situations the manager actually chooses a lower asset volatility than he would if he were investing on his own because the leverage inherent in his option magnifies his exposure to the asset volatility in addition with all constant or decreasing absolute risk averse utility functions from the hyperbolic absolute risk averse hara class giving the manager more options causes him to reduce asset volatility in the crra case for example the manager targets a fixed volatility for his personal

on the number and size of nations this paper studies the equilibrium determination of the number of countries in different political regimes and in different economic environments with more or less economic integration we focus on the trade off between the benefits of large jurisdictions and the costs of heterogeneity of large and diverse populations our model implies that i democratization leads to secessions ii in equilibrium one generally observes an inefficiently large number of countries iii the equilibrium number of countries is increasing in the amount of economic integration

the impact of deregulation and financial innovation on consumers the case of the mortgage market we develop a technique to assess the impact of changes in mortgage markets on house holds exploiting an implication of the permanent income hypothesis the higher a household s expected future income the higher its desired consumption ceteris paribus with perfect credit markets desired consumption matches actual consump tion and current spending forecasts future income because credit market imperfec tions mute this effect the extent to which house spending predicts future income measures the imperfectness of mortgage markets using micro data we find that since the early 1980s mortgage markets have become less imperfect in this sense and securitization has played an important role the u s mortgage market has experienced phenomenal change over the last 35 years gone are the days when most households get a cookie cutter 30 year fixed rate level payment mortgage from a savings and loan that takes deposits at 3 and lends at 6 also gone are the days when the typical lender holds that mortgage on its books until the maturity of the loan today consumers choose from an extensive menu of mortgages offering flexibility along almost every dimension furthermore most lenders hold the mortgage for only a short time typically they sell the mortgage on the secondary market many researchers have argued that this transformation has enhanced effi ciency by integrating the mortgage market with the broader financial markets however there has been comparatively little research investigating how or even whether the transformation of mortgage markets has directly affected

incidence and consequences of risk taking behavior in tournaments evidence from the nba we empirically explore the relevance and efficiency of risk taking behavior in tournaments we use data from the national basketball association nba and measure risk taking by the fraction of three point shots in basketball games we examine how point differences between teams during games affect their subsequent risk taking behavior it is found that teams that are trailing are more likely to increase their use of three point shots we additionally analyze the consequences of this change in behavior enhanced risk taking is inefficient in the vast majority of cases and is only beneficial if a team is trailing by a rather large margin we discuss possible explanations for these decision errors jel m5 d81 j30

college tuition and household savings and consumption abstract despite the high cost of college there has been little study of the adequacy of household savings and other resources available to fund college to gauge their adequacy this paper examines households standard of living as they pay for college using the consumer expenditure survey the main finding is that households appear to do a relatively good job smoothing their consumption into the academic year despite large expenses this is consistent with the life cycle theory of saving and consumption there is some evidence of a delayed decline in consumption and of a decline for households with children first beginning college but the magnitudes of these declines are rather small

the incredible volcker disinflation abstract the reduction in inflation that occurred in the early 1980s when the federal reserve was headed by paul volcker is arguably the most widely discussed and visible macroeconomic event of the last 50 years of u s history inflation had been dramatically rising but under volcker the fed first contained and then reversed this process using a simple modern macroeconomic model we argue that the real effects of the volcker disinflation were mainly due to its imperfect credibility in our view the observed upward volatility and subsequent stubborn elevation of long term interest rates during the disinflation are key indicators of that imperfect credibility studying transcripts of the federal open market committee recently released to the public we find to our surprise that volcker and other fomc members likewise regarded the long term interest rates as indicative of inflation expectations and of the credibility of their disinflationary policy drawing from the transcripts and other contemporary sources we consider the interplay of monetary targets operating procedures and credibility during the volcker disinflation

the housing cost disease abstract using a simple two sector life cycle economy with housing services and bequests we show that a rising labor efficiency in the general economy relative to the construction sector can go a long way toward explaining a significant fraction of the rising trends in wealth to income ratios housing wealth and wealth inequality that have been documented in most advanced countries at least since the 70s this mechanism which we label housing cost disease has adverse effects on social welfare when the planner puts sufficient weight on the less wealthy households

estimation of complete demand systems from household budget data the linear and quadratic expenditure systems in this paper we explore two issues in empirical demand analysis the estimation of complete systems of demand equations using household budget data section i and the incorporation of demographic characteristics into such systems section ii although there are numerous studies which use time series data to estimate complete demand systems and many which estimate engel curves from household budget data there are virtually none which combine budget data from different periods to estimate complete systems since each budget study corresponds to a single price situation one might conjecture that estimation of complete systems would not be possible unless budget studies were available from a large number of periods this is incorrect in section i we argue that interesting complete demand systems can be estimated from a small number of budget studies despite the limited price variability represented in such data to demonstrate this we use budget study data for two periods to estimate a pair of related demand systems the familiar linear expenditure system les and a quadratic expenditure system qes a generalization of les in which the demand equations are quadratic in total expenditure the inclusion of demographic variables in the analysis of household consumption patterns is desirable because there are likely to be systematic differences in the consumption behavior of households with different demographic characteristics but the effects of demographic characteristics have seldom been studied within the framework of complete demand systems in section ii we propose translating as a general method for incorporating demographic variables into complete systems of demand equations this method has not previously been discussed as a general technique for bringing demographic variables into demand systems although it has been employed in several studies to improve the estimates of the les and the qes presented in section i we reestimate these two systems using translating to incorporate family size

switching regression estimates of the intergenerational persistence of consumption i introduction since the seminal work of friedman 1957 and modigliani and brumberg 1954 the fact that life cycle consumption is much smoother than income has been established as one of the cornerstones in macroeconomics economic agents are able to optimize on their life cycle consumption via the means of saving and borrowing similarly family dynasties may be able to optimize on their lifetime consumption across generations through the channel of intergenerational transfers however despite strong evidence of the massive intergenerational asset transfers kotlikoff and summers 1981 few studies except perhaps mulligan 1997 1999 and waldkirch ng and cox 2004 1 have explored the intergenerational dynamics of consumption by contrast there is a large body of estimates on intergenerational relationships in income or earnings for the united states and for other countries around the world 2 investigating the intergenerational consumption relationship would complement our knowledge of the relationship of intergenerational income or earnings consumption is a more direct measure of economic well being than income furthermore understanding the intergenerational effects of parental financial transfers on consumption would be helpful for sensible public policy design if parents are transferring resources in various forms including financial transfers in an optimal manner to promote their offspring s overall well being then government transfer programs that target disadvantageous individuals at specific life stages through specific channels e g education financial aids or food stamp programs may replace or crowd out parental inputs without achieving the same optimal effects on the overall well being of these individuals broadly our study is linked to the question of how to interpret parental financial transfers to their adult children 3 financial transfers from parents can occur in the form of inter vivos i e between living persons gifts 4 or bequests 5 6 the literature has debated on whether post education financial transfers are driven by parental altruism or by an exchange arrangement in return for services delivered or expected to be delivered from adult children previous studies have found evidence that inter vivos transfers are consistent with both motives cox 1987 1990 7 yet bequest transfers consistent with neither tomes 1981 wilhelm 1996 mcgarry 1999 showed that an altruistic parent makes inter vivos transfers to ease his child s liquidity constraints therefore strongly related to her current income and arranges bequest transfers in response to the child s permanent income therefore only partially related to her current income our study is more closely linked to the view that treats bequest receipt as a signal of access to credit markets for human capital investments becker and tomes 1986 argued that altruistic parents leave financial bequests to children only after they have made efficient human capital investments in their children under imperfect credit markets there are credit constrained parents who cannot self finance these investments without forgoing own consumption that has an opportunity cost higher than the market interest rate this results in a lower consumption transmission from parents to children in constrained families besides signaling access to credit markets financial transfers including bequests enable a parent to guard his her offspring against any relative downward trending of consumption that arises from relative downward trending of lifetime income thus contribute to a higher degree of persistence in consumption from this perspective the total welfare cost of credit constraints goes beyond what is revealed by education achievement or lifetime income and the benefit of being born in a richer family is not limited to being able to afford elite education this study tests the connection between credit constraint and intergenerational consumption persistence using bequest receipt as the signal of constraint status for the parental households

equilibrium subprime lending this paper develops an equilibrium model of a subprime mortgage market our goal is to offer a benchmark with which the recent subprime boom and bust can be compared the model is tractable and delivers plausible orders of magnitude for borrowing capacities as well as default and trading intensities we offer simple explanations for several phenomena in the subprime market such as the prevalence of teaser rates and the clustering of defaults in our model both nondiversifiable and diversifiable income risks reduce debt capacities thus debt capacities need not be higher when a larger fraction of income risk is diversifiable

the relation between financial and housing wealth evidence from dutch households abstract we analyze households joint investment decisions for financial wealth and homes we use a bivariate censored regression model with endogenous switching fixed costs or transaction costs are captured by an unobserved nonzero censoring threshold the model allows for spillover effects of a binding threshold for one asset on the demand for the other asset we find that tenure choice affects the level of financial wealth our results do not support the view that people first accumulate financial wealth before acquiring homes this can be due to the absence of down payment constraints in the netherlands