japanese and local partners commitment to ijvs psychological consequences of outcomes and investments in the ijv relationships this study investigated the antecedents of commitment in ijvs from the major partners perspective data were gathered from japanese and local partners in ijvs located in eleven countries and analyzed in structural equations models results indicated that commitment is largely a function of the perceived benefits of the relationship i e satisfaction and economic performance however exploration analyses of differences between local partners and the japanese suggest that the effects of psychological antecedents might be contingent on the strategic intent of the relationship

costs and factor substitution in the provision of local fire services evidence on costs and factor substitution is presented for a sample of local fire departments in new york state the results suggest that fire service production does not fit either leontief cobb douglas or ces technology in addition exogenous socioeconomic variables are found to significantly affect public sector costs and the estimates of factor price elasticities the findings of relatively low factor demand and substitution elasticities suggest that local governments may have limited flexibility in adjusting their production of fire services to minimize the impact of rising factor prices copyright 1992 by mit press

congested public goods the case of fire protection abstract this paper uses a fire protection measure based on a community s fire insurance rating to estimate the strength of congestion effects for fire protection services the empirical results show that the congestion properties of fire protection are much like those of a pure public good in addition the paper introduces a new notion of returns to scale for public goods and estimates the relevant parameters for the fire protection case

housing wealth and consumption growth evidence from a large panel of households this article uses a large panel dataset that tracks the housing wealth and credit card spending of 12 793 individuals in hong kong to study the relationship between housing wealth and household consumption i identify a significant effect of housing wealth on consumption a pure wealth effect can explain part of the sensitivity households with multiple houses have much stronger consumption responses consistent with a relaxation of the credit constraints mortgage refinancing significantly increases households consumption sensitivities however for the majority of the households that do not refinance consumption sensitivity appears to be due to a reduction in precautionary saving jel e21 g21

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

heterogeneity within communities a stochastic model with tenure choice standard explanations for the income heterogeneity within neighborhoods rely on differences of preferences across households and heterogeneity of the housing stock we propose an alternative and complementary explanation we construct a stochastic equilibrium sorting model where 1 income is the sole dimension of household heterogeneity 2 households form state contingent housing location plans that may involve moves over their lifetimes 3 households choose whether to own or rent depending on the housing expenditure risk associated with each tenure mode and 4 there is a probability that newcomer households move in and compete for homes with native households income mixing within neighborhood arises for two reasons first allowing natives to form state contingent housing location plans breaks the indivisibility of housing consumption implicit in the literature where households choose their location once and for all second natives can insure themselves against rent fluctuations by buying their home prior to the realization of the population shock newcomers cannot as a result poorer natives stay in the more desirable communities and only richer newcomers move in these communities evidence from u s metropolitan areas supports the effects predicted by the model

an interpretive examination of the development of cultural sensitivity in international business cultural sensitivity is assumed to be important in international business yet little empirical work explores how cultural sensitivity actually develops in depth interviews with buyers from the asian pacific rim were conducted and support was found for a four stage model of cross cultural sensitivity in which buyers move through the stages of romantic sojourner foreign worker skilled worker and partner this paper explores the development and evolution of cultural sensitivity as it interacts with trust and development of international business relationships

congestion function specification and the publicness of local public goods abstract this paper is about the measurement of congestion within the median voter demand framework the model of congestion traditionally used in the literature and four others are compared and tested in a median voter framework the results show that a more flexible functional form which imposes fewer a priori restrictions on the data does at least as good a job of explaining variations in local government expenditures furthermore it is shown that measured publicness of local public goods depends entirely on the a priori restrictions imposed on the congestion function

on the measurement of congestion in the provision of local public goods abstract this paper contends that a measurement problem the zoo effect has led to upwardly biased estimates of the degree to which local public goods are subject to congestion the suggestion is that the observed positive correlation between public expenditure and population size reflects in large measure the wider range of services provided in more populous jurisdictions not simply a high propensity of these goods to become congested

optimal portfolio choice for long horizon investors with nontradable labor income this paper examines how risky labor income and retirement affect optimal portfolio choice with idiosyncratic labor income risk the optimal allocation to stocks is unambiguously larger for employed investors than for retired investors consistent with the typical recommendations of investment advisors increasing idiosyncratic labor income risk raises investors willingness to save and reduces their stock portfolio allocation towards the level of retired investors positive correlation between labor income and stock returns has a further negative effect and can actually reduce stockholdings below the level of retired investors financial advisors typically recommend that their customers invest more in stocks than in safe assets when they are working and to shift their investments towards safe assets when they retire jagannathan and kocherlakota 1996 malkiel 1996 by contrast the standard academic models of portfolio choice merton 1969 1971 samuelson 1969 show that retirement is irrelevant for portfolio decisions if investment opportunities are constant and human capital is tradable in this case the fraction of wealth optimally invested in risky assets should be constant over the lifetime of an individual recent research building on the pioneering work by merton 1971 shows that time varying investment opportunities result in portfolio rules with an intertemporal hedging component whose magnitude depends on the investment horizon of the investor kim and omberg 1996 balduzzi and lynch 1997 brennan schwartz and lagnado 1997 brandt 1999 campbell and viceira 1999 2001 barberis 2000 with time variation in investment opportunities retirement and death play an instrumental role as events that exogenously fix the individual s investment horizon more importantly retirement also marks the time at which individuals stop working and thereafter must live off their lifetime savings and possibly transfers from this perspective retirement matters for portfolio choice

estimating the consumption and investment demands for housing and their effect on housing tenure status theoretical work suggests that families live in owner occupied housing if their investment demand for housing exceeds their consumption demand for housing using household data from the 1983 survey of consumer finances the authors test this theory by estimating an ordered probit model of whether families rent without owning property rent while owning property other than their home own their home without owning other properties or own their home in addition to other properties for owner occupiers who own additional property both the investment and consumption demands are directly observed enabling the authors to separately identify these functions copyright 1994 by mit press

precaution and liquidity in the demand for housing we exploit cross sectional mortgage data to investigate the importance of liquidity constraints and a precautionary motive in the demand for housing households that are not liquidity constrained consume housing services essentially as the life cycle hypothesis suggests but with a significant precautionary component households that are liquidity constrained in terms of not meeting standard loan to value or payments to income constraints are similar to unconstrained households in most respects including the precautionary motive but they respond somewhat less to fluctuations in their lifetime income suggesting some influence of bank induced liquidity constraints we additionally find however that banks enforce liquidity constraints only weakly jel d91 d12 r21 i introduction the benchmark theory in the economics of consumption is the life cycle or permanent income hypothesis lcpi based on the work of modigliani and brumberg 1954 and friedman 1957 its empirical validity is sometimes questionable especially when compared against alternatives that incorporate liquidity constraints or the precautionary motive for saving see for instance deaton 1992 for a survey rejection of the lcpi may however be just a manifestation of the poor quality of consumption data at the micro level these data are typically subject to the reporting biases and omissions inherent in consumer surveys there are further difficulties in measuring a desired stream of consumption services nondurable consumption goods are a small fraction of total consumption and in the case of food essentials hardly a consumer choice variable durable consumption goods have the feature that they are lumpy and that the consumption services at any point in time are hard to measure we propose to test the lcpi at the micro level with a quite different type of data the data are obtained from the residential mortgage finance database collected by the national association of realtors they are based on actual home purchases and the associated mortgage transactions reported by realtors and thus avoid some of the reporting biases of the consumer surveys more important they allow us to accurately identify households that in principle have instantaneous access to additional liquidity by lowering the down payment for the house purchase or increasing the size of the loan further the purchase of a house provides an accurate measure of a relatively large fraction of consumption services obtained for a medium to long horizon and measured at the time of the consumption decision although our data also have some serious shortcomings they allow a look at the lcpi from an unconventional vantage point perhaps the most influential study employing the standard consumer survey in testing the lcpi at the micro level is that of hall and mishkin 1982 it examines food expenditure from the panel study of income dynamics one of their key results is that consumption tracks income more closely than would be expected under the lcpi they demonstrate that this result could be explained by assuming a group of liquidity constrained consumers consuming their income at each point in time of 20 of the total sample some of the drawbacks of this study are the use of food expenditures to represent consumption the underreporting of income and absence of proper wealth data inherent in the consumer survey and the associated inability to individually separate liquidity constrained consumers from the rest of the sample several previous studies have attempted to improve on this way of testing the lcpi by examining other data sets bernanke 1984 used data on durable consumption goods automobiles to overcome the drawbacks of using food consumption in the hall and mishkin study his results support the lcpi but are still suspect because of possible reporting biases and the lack of good wealth and savings observations

a politico economic approach to intergovernmental lump sum grants this paper develops a positive approach to grant design when the central government and a lobby of local governments are the main agents it develops the hypothesis that the regressivity or progressivity of per capita grants regarding community size is ceteris paribus related to the structure of the lobbying activities of local governments and is independent of hypothetical economies or diseconomies of scale in the production of local public goods an encompassing lobby organisation using a one mayor one vote system of representation supports the regressivity of per capita grants while under proportional representation the lobby will support a design of per capita grants which is progressive towards community size an empirical analysis of lump sum grants in portugal supports the politico economic hypothesis and rejects the hypothesis that economies of scale is the main explanatory cause for the observed regressivity of per capita grants

portfolio choices for homeowners abstract in this paper i show that introducing frictions associated with housing into standard life cycle models can partially resolve the portfolio choice puzzle i calibrate a model in which a representative household endogenously transits from renting to mortgage financed homeownership the household can later adjust housing status either voluntarily or because of a forced move by paying transaction costs it is shown that homeownership crowds out stock market participation risky owner occupied housing substitutes for stocks while bonds provide liquidity young and middle aged households regardless of whether they are currently homeowners hold much less stock than predicted by traditional models without housing

demand substitution across us cities observable similarity and home price correlation abstract this paper studies demand substitution in the context of us cities demand substitution occurs when individuals on the margin between certain city pairs affect demand patterns in the aggregate causing certain cities to be better substitutes than others using a discrete model of city choice i derive two predictions for migration flows and test them empirically using city to city migration data from the us census i show that cities which are similar on a variety of observable measures have higher levels of gross migration flows in the steady state and higher net migration flows in response to labor demand shocks finally i propose pairwise correlation in metropolitan home prices as a price based measure of substitutability and show that it contains substantial predictive power for migration flows relative to observable similarity

public goods club goods and the measurement of crowding abstract this paper shows that some frequently used measures of the degree of publicness of publicly provided goods and club goods are seriously affected by metrization problems the paper proposes measures that do not depend on arbitrary metrization conventions and discusses the relationship of these measures to the question of private provision and optimal club size

a model of cultural differences and international alliance performance we propose a model of cultural differences and international alliance performance to explain the ambiguous findings regarding the influence of national culture differences on alliance performance building on research on national organizational and professional cultures we argue that the closer the domain of a social group is to the value creating activities of an alliance the more disruptive cultural differences between the partners members of that social group will be organizational culture differences will tend to be more disruptive than national culture differences and differences in the professional culture most relevant to alliance value creation typically will be the most disruptive implications for research and managerial practice are discussed and the model s relevance for international r d alliances is highlighted

the selection principle and market failure in systems competition abstract if governments stepped in where markets failed reintroducing markets through the backdoor of systems competition will again result in market failure three models are presented which illustrate this wisdom the first is concerned with congestion prone public goods and shows that fiscal competition may be ruinous for the governments the second considers the insurance function of redistributive taxation and shows that systems competition may suffer from adverse selection the third studies the role of quality regulation and shows that systems competition may be a competition of laxity resulting in inefficiently low quality standards

commitment risk and consumption do birds of a feather have bigger nests abstract consumption commitments goods like housing for which adjustment is costly change the relationship between risk and consumption commitment provides a motive to reduce consumption when possible future losses are too small to warrant adjustment but not when losses are large enough that adjustment would be worthwhile this implies conditions under which mean preserving increases in risk can increase housing consumption our empirical evidence exploits the interaction of these conditions with a novel proxy for unemployment risk couples sharing an occupation consistent with our model same occupation couples consume more housing only when adjustment costs are high and potential losses are sufficiently large

a model of housing in the presence of adjustment costs a structural interpretation of habit persistence building on the model of sanford j grossman and guy laroque 1990 this paper provides a model of household consumption and portfolio allocation which incorporates the role of housing as both a consumption good and as a component of wealth the model captures the following features of the household s problem a utility depends probably nonseparably on two distinct goods nondurable consumption and housing b nondurable consumption can be adjusted cost lessly but housing is subject to an adjustment cost c households face housing price risk in the sense that the relative price of housing varies over time and d in addition to the house the household can invest in a wide variety of financial assets this single reasonably tractable model generates testable implications for portfolio allocation risk aversion asset pricing and the dynamics of nondurable consumption because the original grossman and laroque model considers a utility function in which the durable good is the sole argument and thus abstracts completely from nondurable consump tion their analysis cannot address either the potential spillover effects of the adjustment costs of the durable good on the dynamics of nondurable consumption or the implications for portfolio allocation of housing risk arising from variation in the relative price of housing in addition to generating implications for issues on which the original grossman and laroque model was silent the housing model delivers a strikingly different message concerning asset pricing that is in contrast to the grossman and laroque result that the consumption based capital asset pricing model consumption capm fails the housing model implies that the consumptioncapm holds we assume that the household incurs an adjustment cost when altering the holding of the dura ble good or house although financial assets can be bought and sold costlessly consumption of the nondurable good can also be adjusted costlessly when choosing a new house the consumer takes into account the fact that the consumption of housing services will be constant at the new level until the subsequent stopping time when it is again worthwhile to incur the adjustment cost thus the home purchase decision is endogenous and fully rational but because of the adjustment cost infrequent in this continuous time setting the household s decision process has a recursive structure at each instant the household first decides whether it is optimal to sell the house immediately on those rare occasions that it is optimal to incur the adjustment cost the household sells the old house and buys a new one instantaneously if the household decides that it is not optimal to sell the house immediately it then determines its optimal holdings of financial assets and optimal level of nondurable consumption conditional on the current housing stock in essence because of the adjustment costs associated with the durable good the current

housing and location choices of retiring households evidence from france in this paper a study is made of the mobility and housing choices of the elderly when retiring using household data collected in france from a theoretical viewpoint individuals are likely to decrease their housing quantity because of an income loss when retiring but they may also increase it to benefit from more housing comfort for leisure using the 1992 trois generations survey it is first shown that housing mobility at retirement is substantial in france with a variety of self reported motives then using the 1994 2001 french europanel survey evidence is found of both upsizing and downsizing for mobile recent retirees in many cases housing adjustments lead to a correction of the initial disequilibrium between the number of rooms and the number of occupants however a significant proportion of mobile recent retirees improve the quality of their dwelling

vertical trade relationships the role of dependence and symmetry in attaining organizational goals the perspective that dependence on vertical trade partners should be avoided has been countered recently by the view that there are advantages to strong ties between firms the author offers a fram

an analysis of returns to scale in public production with an application to fire protection abstract this paper analyzes returns to scale in public production existing studies fail to differentiate among three dimensions of scale service quality the level of governmental activity and the number of people served a fourth dimension economies of scope is need for agencies that provide multiple services this paper provides a formal definition of returns to scale for each dimension this framework is applied to fire protection using a translog cost function with two services fire prevention and fire suppression the results indicate economies of scope increasing returns to quality scale and constant returns to population scale

tenure neutral and equitable housing taxation equity and neutrality are distinct concepts in housing taxation and weak and strong tenure neutrality should be distinguished when a tax system is tested for those criteria the taxes paid by landlords must be included as they affect the rents renters pay this paper defines appropriate tests applies them to a stylised tax system and proposes tax changes designed to restore tenure equity and or neutrality it shows how the homeowner s implicit income should be computed for taxes to be fundamentally tenure neutral or equitable or both it also shows the key role played by the cost differential in producing housing services under owner occupation and renting

a relational model of export performance export performance models anchored in the industrial organization and resource based theories have previously been developed and tested thus far there have been no empirically tested export performance models that have reflected the core tenets of the relational or behavioral paradigm drawing from relational exchange theory a model that includes reciprocal perceptions that relate to both past and future exchanges is developed this model is tested with dyadic data from 125 west east australia thailand exporter importer partnerships reflecting the increasing importance of west east exchange relationships results support the theory s contention that commitment to future exchanges is associated with export performance and is itself driven by a reciprocal cycle of each partner s perception of the other s commitment relationship specific investments and dependence this cycle of commitment is in turn influenced by each partner s trust in the other from past exchanges with different types of trust linked to different types of commitment trust and commitment are then found to be related both to interpersonal factors i e effective communication cultural sensitivity and likeability of partner and to firm factors reputation and competencies of partner

a multilevel approach to trust in joint ventures this article examines issues of level in the study of joint venture trust in particular we explain how international joint venture ijv trust can be conceptualized and measured at the person group and firm levels to do this we 1 provide a definition of ijv trust applicable to persons groups and firms 2 promote alignment of levels of theory and measurement through the use of a 3 3 approach to guide researchers in identifying the level at which they are theorizing and the proper level of measurement and 3 propose operational measures of ijv trust across levels and dimensions in order to lay a solid foundation for theory testing

housing choices and labor income risk abstract i show that if there is a negative covariance between the returns to owner occupied housing and the risk of becoming unemployed the housing asset becomes riskier for households to hold in other words if the value of the home tends to fall at the same time as the risk of unemployment increases it is risky to be a homeowner using swedish microdata the findings of my empirical analysis strongly indicate that there is in line with the theoretical predictions a significant positive relationship between households investments in housing and the individually estimated covariance between unemployment risks and returns to housing

on fiscal disparities across cities abstract some cities have fewer taxable resources and higher costs for providing public services than do other cities the result which is widely regarded as unfair is a wide variation in the ability of cities to supply public services but our understanding of these fiscal disparities particularly on the cost side is limited this paper provides a general treatment of fiscal disparities by incorporating input and environmental costs into a model of local expenditure determination investigating the consequences of fiscal disparities in a system of local governments including housing price adjustments and migration and designing intergovernmental grants to offset fiscal disparities

labor income housing prices and homeownership abstract this paper tests the intuition that households whose incomes covary relatively strongly with housing prices should own relatively little housing among us households a one standard deviation in covariance between income and home prices is associated with a decrease of approximately 7500 in the value of owner occupied housing this result arises in the presence of controls for the level and distribution of home prices the generally positive correlations between income and home prices suggests that households enter financial markets with a greater exposure to risk than is typically modeled

evaluating efficient public good provision theory and evidence from a generalised conditional efficiency model for public libraries abstract provision of most public goods e g health care libraries education police fire protection utilities can be characterized by a two stage production process in the first stage basic inputs e g labor and capital are used to generate service potential e g opening hours materials which is then in the second stage transformed into observed outputs e g school outcomes library circulation crimes solved as final outputs are also affected by demand side factors conflating both production stages likely leads to biased inferences about public productive in efficiency and its determinants hence this paper uses a specially tailored fully non parametric efficiency model allowing for both outlying observations and heterogeneity to analyse efficient public good provision in stage one only we thereby employ a dataset comprising all 290 flemish public libraries our findings suggest that ideological stance of the local government wealth and density of the local population and source of library funding i e local funding versus intergovernmental transfers strongly affect library productive efficiency

homeownership in the 1980s and 1990s aggregate trends and racial gaps abstract housing policy under the clinton and bush administrations has sought to boost homeownership while also narrowing racial gaps in owner occupancy rates against that backdrop homeownership rose sharply in the 1990s but white minority gaps remain in excess of 25 percentage points we analyze these patterns using data from the 1983 to 2001 survey of consumer finances results indicate that household characteristics explain most of the increase in homeownership and roughly two thirds of the white minority homeownership gap credit barriers account for no more than 5 percentage points of the remaining gap this suggests that policy makers will need to look beyond innovations in mortgage finance if their goal is to further expand homeownership

homeownership and investment in risky assets abstract this paper uses the 1989 survey of consumer finances to show that committed expenditures related to homeownership cause agents to hold their financial assets in a safe form this work follows theoretical results by fratantoni 5 which show that the mortgage commitment leads to reduced risky asset holding and empirical results by guisoet al 7 which show that agents with uncertain labor income hold fewer risky assets i find that doubling the median homeowner s mortgage payment income ratio leads to a 15 decrease in the risky share

assessing the option value of a publicly provided service the case of local transport the problem of identifying consumers valuation of local public transport services presents unique challenges this paper presents a theoretical and empirical study of this problem using a contingent valuation exercise illustrating two case studies in northern italy this serves as a basis for an econometric analysis aimed at highlighting the role of socioeconomic variables in the determination of the willingness to pay through public funds for the subsidization of public transport services findings suggest that social preferences for the provision of a public transport service cannot be directly deducted from observable market behavior furthermore the perception of mobility problems and the characteristics of social networks are likely to be much more important in determining the preferred supply level of public transport capacity than individual consumption levels

trust between international joint venture partners effects of home countries trust is an important factor in interorganizational relations interorganizational trust in cross border relationships is likely to be influenced by the home countries of both partners using data on 165 international joint ventures ijvs we show that the perceived trustworthiness of an ijv partner is influenced by the general propensity to trust in the trustor s home country moreover the trustworthiness perceived by a focal parent firm is also affected by the home country of the other ijv partner this second effect is mitigated by experience between the partners

urban safety in vancouver allocation and production of a congestible public good this paper is a simultaneous exploration of the within city production of safety with the endogenous allocation of public inputs police three issues are central one is an examination of the local government allocation function second is that safety is specified as a congestible public service consistent with club theory finally the model is estimated using a survey measure of crime these innovations are due to a unique data set containing observations by neighborhoods in the city of vancouver the results are crucial for illustrating crime deterrence as well as the local public good nature of safety

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

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

revisiting multinational firms tolerance for joint ventures a trust based approach in spite of the increasing popularity of international joint ventures managers express a high level of dissatisfaction with them this paper argues that overemphasis on the outcome has resulted in a neglect of the social processes underlying the outcome the paper elaborates upon the rationale for a cooperative approach towards interorganizational collaborative relationships based on trust and discusses it in the context of joint ventures this is then applied towards understanding multinational ownership preferences and tolerance for joint ventures it is argued that trust centered logic is largely consistent with approaches that emphasize the issue of ownership and deepens and enriches the insights provided by the latter a shift in focus from ownership to relational dynamics is encouraged

setting the stage for trust and strategic integration in japanese u s cooperative alliances this study investigated the formation and outcomes of trust between partners in a specific form of strategic alliance not often studied the non equity based international cooperative alliance ica because a component of the investigation involved the reciprocal effects of trust in the ica relationship dyadic data were gathered from japanese and u s partners in 101 icas based in japan results showed that partner cultural sensitivity is an important contributor to trust building for both sides of the dyad complementarity with partner contributed to trust for the u s but not for the japanese similarity between ica partners led to trust for the japanese but not the u s partner the results also showed strong reciprocal effects of trust in the relationship and that trust of the ica partner leads the individual firm to integrate the ica into its own strategic framework

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

the impact of congestion on local public good production abstract this paper models local public goods production where allocation of the publicly provided input occurs simultaneously with production of the final service output the framework models local public goods as developed in club theory where congestion is an increasing function of population central to identification of the model is that the quantities of the input police are differentiated from the produced output safety estimation is across neighborhoods within a single city the results show there is a very low elasticity of congestion on average but safety in some neighborhoods in more congested than private goods

spatial asset pricing a first step people choose where to live and how much to invest in housing traditionally the first decision has been the domain of spatial economics while the second has been analyzed in finance spatial asset pricing is an attempt to combine equilibrium concepts from both disciplines in the finance context we show how spatial decisions can be framed as an expanded portfolio problem within spatial economics we identify the consequences of hedging motives for location decisions we characterize a number of observable deviations from standard predictions in finance e g the definition of the relevant market portfolio for the pricing of risk includes homeownership rates and in spatial economics e g hedging considerations and the pricing of risk affect the geographic allocation of human capital

owner occupied housing and investment in stocks an empirical test abstract this paper analyzes the empirical link between housing investment and stockholding by testing implications of the model of flavin and yamashita american economic review 92 2002 345 362 their model illustrates how the house to net worth ratio influences a homeowner s portfolio composition regression estimates suggest that there is a strong relationship between housing investment and stockholding and the house to net worth ratio could explain certain heterogeneity in stockholding households with a high house to net worth ratio hold a lower proportion in stocks the results support the hypothesis that overinvestment in housing affects financial portfolio of homeowners

hedging house price risk in the presence of lumpy transaction costs abstract this paper presents a life cycle model of housing demand with uncertain house prices and lumpy transaction costs the paper extends the s s methodology to a non stationary discrete time framework with multivariate stochastic price processes this allows the characterization of a self hedging mechanism in an incomplete housing market households use earlier accumulated housing wealth to hedge against future housing cost risk as a result the direction of the effect of price uncertainty on housing demand depends critically on households future housing consumption plans when price uncertainty increases households consume and thereby invest in less housing if they plan to realize the housing wealth gain however they will instead take a larger housing position if they plan to move to a bigger home in a correlated housing market in the future

the economics of urban yard space an implicit market model for housing attributes abstract a theoretical housing model is developed embodying the approach of the recent hedonic price literature instead of focusing on a scalar housing service consumption measure the model portrays housing as a commodity with two attributes floor space and yard space developers react to a consumer bid rent function which relates dwelling rent to floor space yard space and location in choosing the profit maximizing characteristics of their housing complexes the spatial behavior of the developer s choice variables is investigated an interesting question is whether yards are larger farther from the urban center and a comparative static analysis of the housing market equilibrium is presented

upgrades switching costs and the leverage theory of tying this article investigates the role of product upgrades and consumer switching costs in the tying of complementary products previous analyses have found that a monopolist of one product will not increase its profits and reduce social welfare by tying and leveraging its monopoly position into a complementary market if the initial monopolised product is essential where essential means that all uses of the complementary good require the initial monopolised product we show that this is not true in settings characterised by product upgrades and consumer switching costs we also discuss various extensions including the role of the reversibility of tying

sustaining satisfactory joint venture relationships the role of conflict resolution strategy the paper presents a conceptual framework that links international joint venture context cultural similarity relative power and relationship age and partners conflict resolution strategies to satisfaction special attention is paid to the mediation effect of conflict resolution behavior on the linkage from context to satisfaction the framework is assessed empirically using a sample of u s and chinese joint venture managers in china

the effects of price risk on housing demand empirical evidence from u s markets this article examines how price risk affects housing demand it identifies two relevant channels a financial risk effect that reduces demand and a hedging effect that increases demand since current homes may hedge future housing costs the latter dominates when hedging incentives are strong namely when the likelihood of moving up the housing ladder is high and the tendency to move across markets is low for households with weak hedging incentives the article finds negative effects of price risk on the timing and size of home purchases but positive effects for households with strong hedging incentives

on measuring congestion of local public goods abstract using data for fire protection services this brief paper provides empirical evidence in large part demonstrating the existence of the zoo effect identified by oates the zoo effect implies an upward bias in the measurement of congestion in local public good provision resulting from the lack of a range or quality of service measure the introduction of a quality measure is found to reduce estimates of the degree of congestion in fire protection services

understanding the puzzling risk return relationship for housing standard theory predicts a positive relationship between risk and return yet recent data show that housing returns vary positively with risk in some markets but negatively in others this paper rationalizes these cross market differences in the risk return relationship for housing and in so doing explains the puzzling negative relationship the paper shows that when the current house provides a hedge against the risk associated with the future housing consumption households are willing to accept a lower return to compensate for risk thus weakening the positive risk return relationship further in markets with less elastic housing supply and a growing population hedging incentives can be sufficiently strong to make the relationship negative the empirical analysis confirms these predictions suggesting that hedging incentives housing supply and urban growth are indeed central to understanding the risk return relationship for housing the author 2013 published by oxford university press on behalf of the society for financial studies all rights reserved for permissions please e mail journals permissions oup com oxford university press

a spatial model of housing attributes theory and evidence the last decade has witnessed rapid growth of an empirical literature designed to estimate and interpret hedonic housing price functions although early studies see kain and quigley 1970 and grether and mieszkowski 1974 lacked an explicit theoretical foundation recent papers see linneman 1981 and witte et al 1979 reflect the impact of rosen s 1974 implicitmarket analysis of hedonic price determination in spite of this empirical focus on the pricing of housing attributes theoretical work in housing economics has relied almost exclusively on housing service models in which housing is unrealistically portrayed as a unidimensional commodity in a recent attempt to reconcile the empirical and theoretical traditions brueckner 1980 developed a rosen type model of housing attributes which borrows heavily from the housing service approach in the model consumers value two housing attributes floor space and yard space developers react to a consumer bid rent function which relates dwelling rent to the levels of the attributes in choosing profitmaximizing characteristics of housing complexes among the theoretical questions addressed by the model those concerning the spatial behavior of floor and yard space per dwelling are of particular interest will dwelling size floor space increase with distance to the central business district cbd as in the standard model will yards be larger farther from the cbd the next section of the paper sketches the theory and its predictions providing an