winners and losers in housing markets this paper is a quantitatively oriented theoretical study into the interaction between housing prices aggregate production and household behaviour over a lifetime we develop a life cycle model of a production economy in which land and capital are used to build residential and commercial structures we find that in an economy where the share of land in the value of structures is large housing prices react more to an exogenous change in expected productivity or the world interest rate causing large redistribution effects between net buyers and net sellers of houses changing the financing constraint however has limited effects on housing prices

the effective tax rate and the pretax rate of return abstract this paper presents new estimates of the taxes paid on nonfinancial corporate capital on the pretax rate of return to capital and on the effective tax rate the basic time series show that both the pretax rate of return and the effective tax rate have varied substantially in the past quarter century an explicit analysis indicates that after adjusting for different aspects of the business cycle pretax profitability was between one and 1 5 percentage points lower in the 1970s than in the 1960s the rate of profitability in the 1960s was also about one half of a percentage point greater than the profitability in the 7 years of the 1950s after the korean war changes in productivity growth in inflation in relative unit labor costs and in other variables are all associated with changes in profitability none of these variables however can explain the differences in profitability between the 1950s 1960s and 1970s looking at broad decade averages the effective tax rate and the pretax rate of return move in opposite directions lower pretax profits occuring when the tax rate is high there thus appears to have been no tendency for pretax profits to vary in a way that offsets differences in effective tax rates

the life cycle effects of house price changes we develop a life cycle model that explicitly incorporates the dual feature of housing as both a consumption good and an investment asset our analysis indicates that the consumption and welfare consequences of house price changes on individual households vary significantly in particular the non housing consumption of young and old homeowners is much more sensitive to house price changes than that of middle aged homeowners more importantly while house price appreciation increases the net worth and consumption of all homeowners it only improves the welfare of old homeowners renters and young homeowners are worse off due to higher lifetime housing consumption costs

inflation tax rules and the accumulation of residential and nonresidential capital the present paper analyses the effect of the interaction between tax rules and inflation on the size and allocation of the capital stock with particular emphasis on the role of owner occupied housing the analysis is developed in the framework of an economy that is in equilibrium and in which a constant fraction of disposable income is saved in this model i show that with current u s tax laws an increase in the rate of inflation reduces the equilibrium amount of business capital employed in the economy and raises the amount of housing capital the analysis also shows that a higher rate of inflation lowers the real net of tax rate of return to the provider of business capital in a richer model than the current one i e in a model in which the rate of personal saving was an increasing function of the net rate of return a higher inflation rate would therefore lower the rate of saving the present analysis also shows that permitting firms to depreciate investments more rapidly for tax purposes increases the accumulations of business capital but that unless firms are permitted to expense all in vestment immediately an increase in in lat ion continues to depress the accumulation of business capital this abstract was borrowed from another version of this item

banking in computable general equilibrium economies abstract in this paper we develop a computable general equilibrium economy that models the banking sector explicitly banks intermediate between households and between the household sector and the government sector households borrow from banks to finance their purchases of houses and they lend to banks to save for retirement banks pool households savings and they purchase interest bearing government debt and non interest bearing reserves we use this structure to answer two sets of questions one normative in nature that evaluates the welfare costs of alternative monetary and tax policies and one positive in nature that studies the real effects of following a procyclical interest rate policy rule

capital income taxation with housing abstract this paper quantitatively investigates capital income taxation in the general equilibrium overlapping generations model with household heterogeneity and housing housing tax policy is found to affect how capital income should be taxed due to substitution between housing and non housing capital given the existing u s preferential tax treatment for owner occupied housing the optimal capital income tax rate is close to zero 1 contrary to the high optimal capital income tax rate found with overlapping generations models without housing 31 a low capital income tax rate improves welfare by narrowing a tax wedge between housing and non housing capital the narrowed tax wedge indirectly nullifies the subsidies taxes for homeowners renters and corrects over investment to housing naturally when the preferential tax treatment for owner occupied housing is eliminated a high capital income tax rate improves welfare as in the model without housing

the relationship between participation and project outcomes evidence from rural water supply projects in india summary this study examines data collected at the household and village level in 45 villages in two water supply projects in india based upon the results of regression models capital cost contribution and household involvement in decision making are both found to be independently significant predictors of village level measures of household satisfaction equal access and time savings this suggests that projects should continue to encourage both contributions and household involvement in decision making from as many households within a village as possible neither form of participation is a significant predictor of whether households in a village pay tariff

nonlinear dynamics in deviations from the law of one price a broad based empirical study abstract in this paper we test empirically the validity of the law of one price using data for five major bilateral us dollar exchange rates and nine goods sectors during the recent floating exchange rate regime since the early 1970s using threshold autoregressive models we find strong evidence of nonlinear mean reversion in deviations from the law of one price with plausible convergence speeds consistent with theoretical arguments on international goods markets arbitrage under transactions costs and with an emerging strand of empirical literature these results contribute towards forming a consensus view in favor of discrete regime switching in deviations from the law of one price and the presence of differing nonzero transactions costs across a broad range of goods and countries

home production and social security reform this paper incorporates home production into a dynamic general equilibrium model of overlapping generations with endogenous retirement to study social se curity reforms as such the model dierentiates both consumption goods and labor eort according to their respective roles in home production and market activities using a calibrated model we nd that eliminating the current pay as you go social security system has important implications for both labor supply and consumption decisions and that these decisions are in uenced by the presence of a home production technology comparing our benchmark economy to one with dierentiated goods but no home production we nd that eliminating social security bene ts generates larger welfare gains in the presence of home produc tion this result is due to the self insurance aspects generated by the presence of home production comparing our economy to a one good economy without home production we show that the welfare gains of eliminating social security are magni ed even further these policy analyses suggest the importance of mod eling home production and distinguishing between both time use and consumption goods depending on whether they are involved in market or home production

the incidence and allocation effects of a tax on corporate distributions abstract to study the effects of double taxation first at the corporation level then at the shareholder level this paper analyzes a model with a tax on all corporate distributions to equity owners and no other taxes contrary to the common view the tax is shown to have no subtitution effect and in particular no effect on the corporate choice between debt and equity via retained earnings finance the analysis opens to question certain arguments commonly used to support integration of corporation and individual income taxes via dividend relief

taxation and housing old questions new answers this paper sketches how the tax reforms of the 1980s affected the incentives and distortions associated with tax policy toward housing markets there are three principal conclusions 1 reductions in marginal tax rates particularly for high income households reduced the tax induced distortion in the user cost of owner occupied housing this lowered the deadweight losses associated with the favorable tax treatment of homeownership 2 the increase in the standard deduction in the tax reform act of 1986 tra86 removed several million middle income homeowners who previously itemized from the ranks of itemizers for these households tra86 raised the marginal cost of owner occupied housing these changes also exacerbated the regressive nature of the mortgage interest subsidy in 1988 more than half of the tax losses associated with mortgage interest deductions accrued to the 8 of taxpayers with the highest economic incomes 3 tra86 reduced incentives for rental housing investment contributing to the decline in new multifamily housing starts from 500 000 per year in 1985 to less than 150 000 in 1991 in the long run these policies will lead to higher rents this abstract was borrowed from another version of this item

home equity in retirement retired homeowners dissave more slowly than renters which suggests that homeownership affects retirees saving decisions we investigate empirically and theoretically the life cycle patterns of homeownership housing and nonhousing assets in retirement using an estimated structural model of saving and housing decisions we find first that homeowners dissave slowly because they prefer to stay in their house as long as possible but cannot easily borrow against it second the 1996 2006 housing boom significantly increased homeowners assets these channels are quantitatively significant without considering homeownership retirees net worth would be 28 44 lower depending on age

the equilibrium effect of fundamentals on house prices and rents abstract using a dynamic equilibrium model of housing tenure choice with fully specified markets for homeownership and rental properties and endogenous house prices and rents this paper studies the effect of fundamentals on equilibrium house prices and rents lower interest rates relaxed lending standards and higher incomes are shown to account for approximately one half of the increase in the u s house price rent ratio between 1995 and 2006 and to generate the pattern of rapidly growing house prices sluggish rents increasing homeownership and rising household indebtedness observed in the data

who is at the wheel when communities drive development evidence from the philippines summary community driven development cdd approaches have become an important part of development operations using data from 1 200 households in 66 communities participating in a cdd project in the philippines we analyze how communities select their proposals and how resources are allocated across villages resources flow to the poorest and more politically active villages controlling for poverty more unequal villages are more likely to receive funding this surprising result is because in more unequal villages the elected village leader is more likely to override community preferences and to influence inter village competition such that project resources flow to their villages

housing dynamics over the business cycle housing construction measured by housing starts leads gdp in a number of countries measured as residential investment the lead is observed only in the united states and canada elsewhere residential investment is coincident variants of existing theory however predict housing construction lagging gdp in all countries in the sample nominal interest rates are low ahead of gdp peaks introducing long term nominal mortgages and an estimated process for nominal interest rates into a standard model aligns the theory with observations on starts as mortgages transmit nominal rates into real housing costs longer time to build makes residential investment cyclically coincident abstract from author

treasury i and the tax reform act of 1986 the economics and politics of tax reform abstract during president reagan s state of the union address in january 1984 he requested that treasury secretary donald regan prepare a plan for action to simplify the entire tax code so that all taxpayers big and small are treated more fairly in response the department of the treasury spent ten months preparing a report to the president that has come to be called treasury i this three volume study explained the need for tax reform and the general directions such reform should take provided a comprehensive set of proposals for reform of the income tax and analyzed the feasibility and desirability of an american value added tax following almost two years of public debate the tax reform act of 1986 became law on october 22 1986 though widely hailed as the most far reaching reform of the nation s tax system since the 1940s the 1986 act falls far short of the promise of treasury i it is useful to devote attention to treasury i even though much of it failed to survive the legislative process

optimal taxation in life cycle economies abstract we use a very standard life cycle growth model in which individuals have a labor leisure choice in each period of their lives to prove that an optimizing government will almost always find it optimal to tax or subsidize interest income the intuition for our result is straightforward in a life cycle model the individual s optimal consumption work plan is almost never constant and an optimizing government almost always taxes consumption goods and labor earnings at different rates over an individual s lifetime one way to achieve this goal is to use capital and labor income taxes that vary with age if tax rates cannot be conditioned on age a nonzero tax on capital income is also optimal as it can imperfectly mimic age conditioned consumption and labor income tax rates journal of economic literature classification numbers e62 h21

tests for symmetric and asymmetric nonlinear mean reversion in real exchange rates new tests based on smooth transition autoregressive models for mean reversion in time series of real exchange rates are proposed one test forces mean reversion to be symmetric about the integrated process central case while the other permits asymmetry the tests are applied to monthly series of seventeen real exchange rates against the u s dollar and fourteen against the deutsche mark they reveal stronger evidence against the unit root null hypothesis than does the usual dickey fuller test

tax subsidies to owner occupied housing an asset market approach inflation reduces the effective cost of homeownership and raises the tax subsidy to owner occupation this paper presents an asset market model of the housing market and estimates how changes in the expected inflation rate affect the real price of houses and the equilibrium size of the housing capital stock simulation results suggest that the accelerating inflation of the 1970s which substantially reduced homeowners user costs could have accounted for as much as a 30 percent increase in real house prices persistent high inflation rates could lead ultimately to a sizable increase in the stock of owner occupied housing

are real exchange rates nonstationary evidence from a panel data test it is well documented that real exchange rates between the united states and many industrialized countries in the post bretton woods period are integrated this result implies that purchasing power parity ppp does not hold even as a long run relationship this paper demonstrates that the failure to reject the unit root hypothesis may result from the low power of existing univariate test procedures i test for unit roots in real exchange rates by employing a more powerful panel based procedure using both cpi and wpi real dollar exchange rate data i strongly reject the null hypothesis of a unit root my results provide overwhelming support for the long run ppp under the current float copyright 1996 by ohio state university press

real and nominal exchange rates in the long run an empirical investigation abstract this paper reports on econometric tests of the hypothesis that purchasing power parity holds as a long run relationship using data on eight industrialized countries during the flexible exchange rate period the empirical work proceeds by i testing whether nominal exchange rates and relative price levels are co integrated and ii conducting impulse response analysis of long run exchange rate and relative price level changes to explain the data keynesian models suggest that shocks during the estimation period were due principally to exogenous shifts in aggregate demand while equilibrium models suggest that monetary factors have been relatively more important

impact of government intervention in the housing market evidence from the housing purchase restriction policy in china in 2010 a housing purchase restriction policy was announced by china s central government and implemented gradually by several prefecture governments in this article we empirically investigate this policy s effect on the housing market using a difference in difference framework we show that the housing purchase restriction policy reduces housing prices and transaction amounts but does not influence the housing investment or construction markets moreover upstream industry suffers more than downstream industry the results are robust to a battery of robustness checks heterogeneity exists across cities we find that first and second tier cities as well as highly urbanized cities experience great declines in housing prices after the policy s implementation especially cites that had high housing prices in 2010 and cities with high real estate investment as a proportion of fixed asset investment however the housing policy is less effective in curbing speculative demand

stepping into formal politics women s engagement in formal political processes in irrigation in rural india summary gender quotas decentralization of irrigation management and reliance on mgnrega for labor provision challenge the traditional patriarchal canal management system by institutionalizing women as formal decision makers and members of the irrigation labor force in northern india based on a survey of 592 women in rural himachal pradesh this paper quantitatively analyses how these policies affect women s engagement in formal political processes results indicate that factors from the private and individual domains influence female participation in formal political processes most importantly india s gender inclusive policies provide women with the opportunity to legitimately engage in formal political processes governing resource management

homeownership informality and the transmission of monetary policy cross country aggregate data exhibits a strong positive relationship between the size of the informal employment and aggregate homeownership rates we investigate this empirical observation using a cash in advance model with housing markets and argue that the rate of inflation is important in explaining the nexus between informality and homeownership rates specifically we uncover a novel monetary transmission mechanism and show that households with informal employment desire to economize on their short term cash usage and avoid periodic rental payments when i informality is associated with constrained business investment finance and ii inflation expectations are high our empirical and theoretical findings highlight an important interaction between the conduct of monetary policy and the performance of housing markets

government intervention in the housing market who wins who loses abstract many u s government policies aim to encourage homeownership we use a general equilibrium model with heterogeneous agents to consider the effects of temporary homebuyer tax credits and the asymmetric tax treatment of owner occupied and rental housing on prices quantities allocations and welfare the model suggests that homebuyer tax credits temporarily raise house prices and transaction volumes but have negative effects on welfare removing the asymmetric tax treatment of owner occupied and rental housing can generate welfare gains for a majority of agents across steady states but welfare impacts are substantially more varied along the transitions between steady states

was it real the exchange rate interest differential relation over the modern floating rate period in this paper we explore the relationship between real exchange rates and real interest rate differentials in the united states germany japan and the united kingdom contrary to theories based on the joint hypothesis that domestic prices are sticky and monetary disturbances are predominant we find little evidence of a stable relationship between real interest rates and real exchange rates we consider both in sample and out of sample tests one hypothesis that is consistent with our findings is that real disturbances such as productivity shocks may be a major source of exchange rate volatility this paper investigates the empirical relationship between major currency real exchange rates and real interest rates over the modern post march 1973 flexible rate experience the exchange rates examined here include the dollar mark dollar yen and dollar pound rates our two major findings are as follows first the data do not indicate a strong correspondence between real interest rate differentials short term or long term and real exchange rates this finding appears to conflict with the predictions of most monetary and portfolio balance models of exchange rate determination though the conflict can be substantially reconciled if aggregate disturbances are primarily real in nature i e changes in productivity tastes etc it is true that in many cases the sign of the estimated exchange rate interest rate differential relationship is consistent with the possible predominance of financial market disturbances but the relationship is not stable enough to be statistically significant second although one does find some evidence of a unit root in both real exchange rates and long term but not shortterm real interest differentials these two series do not appear to be linearly cointegrated hence the nonstationarity or near nonstationarity in the two series cannot be attributed to the same factor in section i we briefly describe a class of small scale monetary models of exchange rate determination the importance of this class of models for empirical work derives from its strong predictions about how the exchange rate will move

the indexation of interest depreciation and capital gains and tax reform in the united states abstract the treasury s 1984 tax plan suggests features of a comprehensive income tax including the indexation of interest depreciation and capital gains the 1985 president s proposal retains some of these indexing provisions but the tax reform act of 1986 does not this paper looks at the incentives under these tax regimes to make marginal investments in the corporate sector noncorporate sector and owner occupied housing it finds that inflation in the old system caused effective tax rates to rise for some assets and fall for others under the treasury or president s proposals the interference of inflation is virtually eliminated also the effects of inflation are substantially reduced by the 1986 act because mismeasured depreciation and interest deductions are taken at much lower rates

distributional implications of government guarantees in mortgage markets we analyze the removal of the credit risk guarantees provided by the government sponsored enterprises gses in a model with agents heterogeneous in income and house price risk we find that wealth inequality increases driven by higher mortgage spreads and housing rents housing holdings become more concentrated foreclosures fall the removal benefits high income households while hurting low and mid income households renters and highly leveraged mortgagors with conforming loans gse reform requires compensating transfers sufficiently high elasticity of rental supply or linking gse reform with the elimination of the mortgage interest deduction

do taxes matter the impact of the tax reform act of 1986 do taxes matter is the first systematic examination of the actual effects of the tax reform act of 1986 the most important u s income tax reform of the last four decades it presents basic information on and an analysis of a variety of different aspects of economic behavior in order to discover whether the observed changes coincide with the predictions of standard public finance models prior to implementation of the new law supporters and opponents made numerous forecasts about its effect on savings corporate investment and other major determinants of the country s economic health the general finding of these original contributions is that the effects of tax reform turned out to be smaller than had been anticipated commissioned by the office of tax policy research of the university of michigan eight of the studies focus on different sectors of the economy reviewing the predictions and carefully analyzing the evidence to determine actual effects the ninth study draws together the results to find lessons for future changes in tax policy joel slemrod is professor of business economics and public policy and director of the office of tax policy research at the university of michigan contents the economic impact of tax reform act of 1986 joel slemrod investment tax policy and the tax reform act of 1986 alan j auerbach kevin hassett the impact of the 1986 tax reform on personal saving jonathan skinner daniel feenberg effects of the tax reform act of 1986 on corporate financial policy and organizational form roger h gordon jeffrey k mackie mason taxation and housing markets preliminary evidence on the effects of recent tax reforms james m poterba the impact of the tax reform act of 1986 on foreign direct investment to and from the united states joel slemrod the impact of tax reform on charitable giving a 1989 perspective charles t clotfelter the impact of the tax reform act of 1986 on state and local fiscal behavior paul n courant edward m gramlich foreign responses to u s tax reform john whalley lessons for tax reform henry j aaron

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

tests for unit root versus threshold specification with an application to the purchasing power parity relationship we consider modeling the real exchange rate by a stationary three regime self exciting threshold autoregressive setar model with possibly a unit root in the middle regime this representation is consistent with purchasing power parity in the presence of trading costs our main contribution is to provide statistical tools for testing unit root versus a setar first we show that a setar with a unit root in the middle regime is stationary and mixing under reasonable assumptions second we derive analytically the asymptotic distribution of our unit root test under the null using monthly real exchange rate data our test rejects the null of unit root against a threshold process for five european series

the marginal excess burden of different capital tax instruments others have measured the addition to deadweight loss from an increase in an effective capital income tax rate but there is no single way to raise such a rate in the authors general equilibrium model with multiple distortions in the allocation of real resources they find that an increase in the statutory corporate income tax rate has the highest marginal excess burden because it distorts intersectoral and interasset decisions as well as intertemporal decisions an investment tax credit reduction has negative marginal excess burden because it raises revenue while reducing interasset distortions more than it increases intertemporal distortions copyright 1989 by mit press

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

stimulating housing markets we study temporary fiscal stimulus designed to support distressed housing markets by inducing demand from buyers in the private market using difference in differences and regression kink research designs we find that the first time homebuyer credit increased home sales by 490 000 9 8 median home prices by 2 400 1 1 per standard deviation increase in program exposure and the transition rate into homeownership by 53 the policy response did not reverse immediately instead demand comes from several years in the future induced buyers were three years younger in 2009 than typical first time buyers the program s market stabilizing benefits likely exceeded its direct stimulus effects

the allocation of capital between residential and nonresidential uses taxes inflation and capital market constraints we have constructed a simple two sector model of the demand for housing and corporate capital economic growth and an increase in the inflation rate were then simulated with a number of model variants the model and simulation experiments illustrate both the tax bias in favor of housing and the manner in which the increase in inflation between 1965 and 1978 magnified it the existence of capital market constraints offsets the bias against corporate capital but it introduces a sharp inefficient reallocation of housing from less wealthy constrained households to wealthy households who do not have gains on mortgages and are not financially constrained

valuation of mortgage interest deductibility under uncertainty an option pricing approach abstract we propose a dynamic option pricing model to quantify the tax shield value of us mortgage interest deduction mid under uncertainty we identify non linear forms both convex and concave regions in the pay off of mid and discuss the implications for the valuation of mid the model provides insights regarding the relationship between the effective mid and a set of underlying variables including income level house price mortgage size and state and local tax rates we also show how the tax shield value of mortgage loans changes with the volatility of underlying processes we apply the model to the case of the optimal choice of adjustable versus fixed rate mortgages and prove that under a mean preserving interest rate an adjustable mortgage always offers a bigger tax saving we use the framework to study how the tax reforms of 2017 have affected the mid benefits of different households and find that no household is expected to receive a larger mortgage deduction under the new law finally we find that by putting a cap on deductible state and local taxes the 2017 reform has significantly reduced the quantitative impact of income and house price volatility on the expected mid value

participatory exclusions community forestry and gender an analysis for south asia and a conceptual framework abstract the idea of people s participation has long been part of development thinking but today the management of local natural resources by village communities is widely accepted as an institutional imperative it is therefore essential to examine how these institutions perform especially from the perspective of the more disadvantaged based on extensive fieldwork among community forestry groups in india and nepal and existing case studies this paper demonstrates how seemingly participatory institutions can exclude significant sections such as women it provides a typology of participation spells out the gender equity and efficiency implications of such exclusions and analyzes what underlies them it also outlines a conceptual framework to help analyze the process of gender exclusion and how it might be alleviated

consumption and time use over the life cycle we incorporate home production in a dynamic general equilibrium model of consumption and savings with illiquid housing and a collateralized borrowing constraint the calibrated model explains life cycle patterns of households time use and consumption of different categories documented from the microdata it predicts that the interaction of the labor efficiency profile and the home production technology explains households time use the resulting income profiles the endogenous borrowing constraint and home production account for the initial hump in consumption the complementarity of home hours home input and housing in home production drives the consumption profiles later in the life cycle

phasing out the gses we develop a new model of the mortgage market where both borrowers and lenders can default risk tolerant savers act as intermediaries between risk averse depositors and impatient borrowers the government plays a crucial role by providing both mortgage guarantees and deposit insurance underpriced government mortgage guarantees lead to more and riskier mortgage originations as well as to high financial sector leverage mortgage crises occasionally turn into financial crises and government bailouts due to the fragility of the intermediaries balance sheets increasing the price of the mortgage guarantee crowds in the private sector reduces financial fragility leads to fewer but safer mortgages lowers house prices and raises mortgage and risk free interest rates due to a more robust financial sector consumption smoothing improves and aggregate welfare increases while borrowers are nearly indifferent to a world with or without mortgage guarantees savers are substantially better off while aggregate welfare increases so does wealth inequality jel g12 g15 f31

incidence and efficiency aspects of differential taxation of residential and industrial capital in a growing economy abstract this paper demonstrates that a compensated tax on income from residential capital would increase the steady state capital intensity in the industrial sector of the economy consequently the wage would rise and the gross of tax rate of return to capital in the industrial sector would fall the price of housing services may change in either direction secondly it is shown that maximization of steady state welfare requires different tax rates on income from residential and non residential capital it is demonstrated that if the gross of tax rate of return to capital in the industrial sector exceeds the population growth rate a compensated tax on residential capital or a compensated subsidy on non residential capital would enhance the steady state level of welfare conversely if the rate of population growth is greater than the gross of tax rate of return to capital in the industrial sector non residential capital should be taxed and residential capital should be subsidized

transition to the property tax in china a dynamic general equilibrium analysis abstract we use the dynamic general equilibrium approach to examine the potential impacts of the introduction of alternative tax regimes in the housing market in china this approach models housing demand and supply based on the dynamic optimization behaviors of households and a representative housing developer the model is able to capture key features in the chinese housing market and it provides predictions about policy effects through counterfactual experiments we consider a universal property tax a selective tax that applies to investment properties only and a land value tax regarding the use of tax revenue we examine two alternatives 1 a redistributive scenario where tax revenue is redistributed in equal amounts to households and 2 a non redistributive scenario where tax revenue is spent on local public goods without affecting household decisions quantitatively we find that the selective and re distributive tax is more efficient in terms of generating sustainable government revenues and reducing vacancy rates

determinants and benefits of household level participation in rural drinking water projects in india abstract using data from households in 45 villages in rural india this paper finds that wealth literacy household and village size are often determinants of two measures of participation in community based development projects meeting attendance and capital cost contributions using propensity score matching this study concludes that participation leads to benefits for the households that participate although these benefits are strongest in regions with higher levels of overall participation this study finds no evidence of elite capture with both poor and wealthy households benefiting from their participation

a general equilibrium model of housing taxes and portfolio choice we describe a model in which rental and owner housing are risky assets tenure choice is endogenous and each household is constrained to consume the same amount of owner housing that it has in its investment portfolio at each iteration in the search for an equilibrium we determine the new taxable income for each of 3 578 households from the survey of consumer finances and we use statutory schedules to find the marginal rate and tax paid equilibrium net rates of return are major determinants of the amount of owner housing but a logit model indicates that demographic factors are the main determinants of ownership rates in our simulation taxes on owner housing would raise welfare not only by reallocating capital but also by the government s taking part of the risk from individual properties and diversifying it away measures to disallow property tax or mortgage interest deductions do not help share this risk simulations of the 1986 tax reform indicate a small shift from rental to owner housing and

tax evasion capital gains taxes and the housing market abstract in this study we exploit a policy shock that differentially increased capital gains taxes for housing units with holding period less than 5 years and document tax avoidance and tax evasion in the residential resale market in china we show suggestive evidence that after the capital gains tax increase resale transactions exhibit more bunching above 5 years of holding period but the responses are small and imprecisely estimated more importantly using precise information of both the actual transaction price and the reported price to the tax authority we find that tax evasion measured by the difference between the two prices becomes 23 3 higher we also document that the policy has strong heterogeneous effects whereby cash buyers are 8 4 more likely to buy a house than buyers who need financing after the policy this is mainly because financing buyers prefer a higher reported price and so less tax evasion to secure higher bank loans but cash buyers do not have such concern

tax expenditures for owner occupied housing deductions for property taxes and mortgage interest and the exclusion of imputed rental income federal income tax policy affects the cost of homeowner ship for many households popular discussions of the favorable tax treatment of owner occupied housing usually focus on the tax deductibility of mortgage interest and prop erty tax payments as well as the specialized tax rules that affect housing capital gains academic discussions in contrast emphasize the exclusion of the imputed rental income on owner occupied housing as the key tax benefit for homeowners this paper summarizes the current distribution of the tax benefits associated with the mortgage interest and property tax deductions it contrasts this with the distribution of tax benefits asso ciated with the current tax regime for imputed rental income relative to one that taxes home

three regime asymmetric star modeling and exchange rate reversion the breakdown of the bretton woods system and the adoption of generalized floating exchange rates ushered in a new era of exchange rate volatility and uncertainty this increased volatility leads economists to search for economic models able to describe observed exchange rate behavior in the present paper we propose more general star transition functions that encompass both threshold nonlinearity and asymmetric effects our framework allows for a gradual adjustment from one regime to another and considers threshold effects by encompassing other existing models such as tar models we apply our methodology to three different exchange rate data sets one for developing countries and official nominal exchange rates the second for emerging market economies using black market exchange rates and the third for oecd economies

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

replacing the u s income tax with a progressive consumption tax a sequenced general equilibrium approach abstract this paper examines the welfare consequences of changing the current u s income tax system to a progressive consumption tax we compute a sequence of single period equilibria in which savings decisions depend on the expected future return to capital in the presence of existing income taxes the u s economy is assumed to lie on a balanced growth path with the change to a consumption tax individuals save more and initially consume less as the capital stock grows consumption eventually overtakes that of the original path and the economy approaches the new balanced growth path with higher consumption and a greater capital stock both the transition and the balanced growth paths enter our welfare evaluations we find the discounted present value of the stream of net gains is approximately 650 billion in 1973 dollars just over 1 percent of the discounted present value of national income larger gains occur if further reform of capital income taxation accompanies the change we examine the sensitivity of the results both to the design of the consumption tax and to the values of elasticity and other parameters the paper also contains estimates of the time required to adjust from one growth path to the other

does it pay to participate in decision making survey evidence on land co management in jiangsu province china member participation in decision making is a critical part of resource co management however little is known about the welfare consequences of participation this paper analyzes the impact of cooperative member participation in decision making on their incomes using data from 364 members of china s land cooperative program we distinguish two levels of participation in decision making voting and obtaining financial information and use a bivariate probit model and propensity score matching to estimate their impact the results indicate that household head s age gender and education and family size wealth and political affiliation determine participation in decision making participation in either voting or obtaining financial information has a positive impact on cooperative members land income there is also a strong joint effect of voting and obtaining information with an increase in land income of 16 we conclude that broad participation can ensure more equitable access to land income for members

the impact of mortgage interest rate subsidies on household borrowing abstract the responsiveness of household borrowing to changes in the interest rate is a crucial parameter for assessing public policies aimed at promoting saving we estimate the effect on household borrowing of a reform of a program that subsidized interest rates on mortgages signed by medium and low income households the reform established a ceiling in the price of the house that could be financed with the program first we use triple difference estimators exploiting the fact that the reform should affect most the borrowing behavior of eligible individuals living in high price areas and estimate that the elasticity of the probability getting a loan to the interest rate lies between 2 8 and 1 3 second we document that after the reform the distribution of loan sizes became more concentrated at the discontinuity point of the budget constraint of eligible individuals both findings are consistent with a negative response of household borrowing to increases in interest rates

evidence on purchasing power parity from univariate models the case of smooth transition trend stationarity recent research has found that trend break unit root tests derived from univariate linear models do not support the hypothesis of long run purchasing power parity ppp for us dollar real exchange rates in this paper univariate smooth transition models are utilized to develop unit root tests that allow under the alternative hypothesis for stationarity around a gradually changing deterministic trend function these tests reveal statistically significant evidence against the null hypothesis of a unit root for the real exchange rates of a number of countries against the us dollar however restrictions consistent with long run ppp are rejected for some of the countries for which a rejection of the unit root hypothesis is obtained

relative consumption of housing marginal saving subsidies and income taxes as a second best policy this paper analyzes whether marginal taxation of labor and capital income are useful second best instruments for internalizing the externalities caused by conspicuous housing consumption when the

transactions costs and nonlinear adjustment in real exchange rates an empirical investigation eolquilibrium models of real exchange rate determination in the presence of transactions costs imply a nonlinear adjustment process toward purchasing power parity ppp conventional cointegration tests which ignore the effect of transactions costs may be biased against the long run ppp hypothesis our results using both monthly data for the interwar period and annual data spanning two centuries clearly reject the linear framework in favor of an exponential smooth transition autoregressive process the systematic pattern in the estimates of the nonlinear models provides strong evidence of mean reverting behavior for ppp deviations and helps explain the mixed results of previous studies

how unsecured credit policies influence mortgage and unsecured loan defaults before the global financial crisis the proportion of households defaulting on the mortgage while remaining current on the unsecured loan was almost the same as the proportion of households current on the mortgage but defaulting on the unsecured loan after the crisis the former ratio became higher than the latter by using a heterogeneous agent model with the mortgage and the unsecured loan i examine how the order of defaults changed before and after the crisis i then analyze the impacts of unsecured credit policies on households mortgage and unsecured loan defaults my quantitative exercise shows that both default rates can decrease as the cost for unsecured loan defaults increases

the dynamic efficiency cost of not taxing housing traditional welfare cost estimates of tax subsidies for owner occupied housing are less than 0 5 of gnp in the united states and canada this paper argues that these static measures understate the true cost of the tax subsidy increasing the capital income tax makes untaxed housing more valuable delivering a windfall bonus to existing homeowners at the expense of future generations this intergenerational transfer has real efficiency effects in the presence of pre existing tax distortions when housing is in fixed supply the dynamic efficiency cost of preferential tax treatment for housing is as much as 2 2 of gnp or 120 billion dollars in 1990

housing over time and over the life cycle a structural estimation we estimate a structural model of optimal life cycle housing and nonhousing con sumption in the presence of labor income and house price uncertainties the model postulates constant elasticity of substitution between housing service and nonhousing consumption and explicitly incorporates a housing adjustment cost our estimationts the cross sectional and time series household wealth and housing proles from the panel study of income dynamics 1984 to 2005 reasonably well and suggests an intratemporal elasticity of substitution between housing and nonhousing consumption of 0 487 the low elasticity estimate is largely driven by moments conditional on state house prices and moments in the latter half of the sample period and is robust to different assumptions of housing adjustment cost we then conduct policy analyses in which we let house price and income take values as those observed between 2006 and 2011 we show that the responses depend importantly on the housing adjustment cost and the elasticity of sub stitution between housing and nonhousing consumption in particular compared with the benchmark the impact of the shocks on homeownership rates is reduced but the impact on nonhousing consumption is magnied when the house selling cost is sizable or when housing service and nonhousing consumption are highly substitutable

consumption and capital market imperfections an international comparison the excess sensitivity of consumption to current income fluctuations is higher in countries where consumers borrow less low levels of consumer debt can result either from capital market imperfections or from a low demand for loans the evidence suggests that the former view is more appropriate than the latter and thus supports the hypothesis that excess sensitivity may be attributed to liquidity constraints rather than to other factors copyright 1989 by american economic association

what determines access to piped water in rural areas evidence from small scale supply systems in rural brazil summary this paper investigates whether small scale water supply systems implemented and operated by water user associations increase access to piped water supply in rural brazil by more than systems by local governments starting from 15 to 16 in the year 2000 access rates in rural areas with water user associations increased to 33 4 in 2010 in areas with local government supply systems access rates only increased to 24 9 based on data from brazilian census and the national water and sanitation survey the empirical analysis in this paper shows that the observed difference is effectively due to project type choice additionally it points toward higher accountability as a potential reason for better results of community based projects in municipalities where social groups requested a new system before the local government started implementation and therefore public awareness for the project was higher the increase in access rates is comparable to the increase in municipalities with water user association projects the same is true if local media is present or political competition in local elections is higher as the effect of project type on access rates might be confounded by simultaneous drivers of project type choice and access rates the quantitative analysis is based on a difference in difference estimator in combination with kernel matching to overcome the endogeneity of project type the treatment effect revealed by this analysis is robust to various specification changes and the robustness checks show no structural differences between treatment and control groups that could bias the results the calculation of matching weights for the kernel matching is informed by semi structured interviews with academics and sector experts in brazil explaining the determinants of project choice the interviews highlight the political economy behind infrastructure expansion in rural brazil

the overvaluation of purchasing power parity abstract recent panel studies of purchasing power parity have reported strong evidence of mean reversion in real exchange rates however these studies fail to control for cross sectional dependence in the data this failure has dramatic consequences raising the significance level of tests with a nominal size of 5 percent to as much as 50 percent it is shown in this paper that controlling for cross sectional dependence no evidence against the random walk null can be found in panels of up to 64 real exchange rates this finding cannot be attributed to low power as there is ample power in panels of this size to reject the unit root null