a theoretical and empirical analysis of family migration and household production reply of her household production as factors in the family s migration decisions 38 in this paper the research on family migration will be extended in three ways a formal model of household production and family migration will be developed and used to generate testable hypotheses about family migration variables which otherwise would not have a clear economic interpretation are incorporated into the model the model will then be estimated and some policy implications will be discussed one policy implication concerns the efficiency of the labor market labor market efficiency needs to be judged not only in terms of the efficiency of the job search of single individuals but also in terms of the efficiency of the joint job search of double income families this paper is organized into five sections first a comparative static household production model of locational choice is developed 2 next this model of locational choice is used to develop a theoretical model of family migration third the data and empirical model are discussed fourth the empirical results are reported and interpreted in terms of three different types of migration estimates of the impact of selected variables on the distance of the move are also considered the final section summarizes the general findings and offers some policy implications

la dolce vita hedonic estimates of quality of life in italian cities colombo e michelangeli a and stanca l la dolce vita hedonic estimates of quality of life in italian cities regional studies this paper investigates quality of life in italian cities using the hedonic approach it analyses micro level data for housing and labour markets to estimate compensating differentials for local amenities within four domains weather environment services and society large compensating differentials in housing markets are found whereas the effects on wages are relatively small quality of life varies substantially across space and is generally better in large and medium sized cities of the centre north services and social conditions are strongly related to overall quality of life it is also found that across cities quality of life is positively and significantly related to subjective well being

distinctively different a new approach to valuing architectural amenities we propose a method to estimate the capitalized value of the architectural design quality of a neighbourhood our economic design premium is identified by spatially differentiating property prices and design quality within neighbourhoods and comparing the differences across neighbourhoods we apply our method to 47 conservation area neighbourhoods in england in which we analyse around 7900 property transactions and interview more than 500 residents we find a capitalization effect of about 25 4 38 7k associated with a one step increase on a five step scale ranging from not at all distinctive to very distinctive our results suggest that this effect is at least partially driven by an architectural externality

the dilemmas of market socialism capital market reform in china part i bonds this two part article analyses the attempts to reform the socialist financial system in china by diversifying financial assets and introducing capital markets the approach used is that of political economy in the sense of elucidating the interplay between political and economic interests actors and issues in the reform process part i discusses the issue of bonds by governments and enterprises although the reform era has seen gradual progress towards something resembling a bond market in terms of a diversification of bond types and growing competition between bond issues there is no evidence that this has improved allocative efficiency in the economy rather bonds have functioned as one instrument in a complex struggle for resources between political institutional and economic actors in the context of a continuing shortage economy this competitive system falls far short of a true market rather it embodies powerful systemic factors reflecting the basic structural and institutional features o

income redistribution in a common labor market when households are mobile among jurisdictions income redistribution by individual jurisdictions creates fiscal externalities a model of interjurisdictional migration is used to study the nature of this redistributive externality analysis of optimal redistribution and optimal corrective subsidies from higher level governments shows that benefit levels for the recipients of income transfers and tax rates on mobile taxpayers should be equalized across jurisdictions a system of jurisdictions with a common labor market can achieve welfare improvements through coordination of domestic redistributive policy or through the intervention of a higher level government copyright 1991 by american economic association

the impact of climate change on internal migration in brazil abstract business as usual climate change forecasts point to sharp temperature rises and agriculture yield losses in many regions of brazil we study the impact of these changes on internal migration and population distribution we employ a spatial equilibrium model in which the climate shapes workers locational choices through the usual amenity value channel and the novel indirect channel via agriculture wages our simulations reveal that migration rates are 9 65 higher and that 0 9 million more people migrate inter regionally under future climate conditions furthermore climate change will likely exacerbate the country s regional inequalities as the most developed regions gain population and welfare while the least developed regions lose

intra industry trade and protectionism the case of the buy national policy this article examines the factors that lead governments to open up their public procurement markets to international competition with a particular emphasis on the effect of intra industry trade contrary to the conventional notion that intra industry trade entails less political pressure for protectionism than inter industry trade i argue that such notion does not prevail in the case of discriminatory public procurement firms in a market with a high degree of intra industry trade are more likely to resist the removal of discrimination than would firms in a market with a high degree of inter industry trade empirically i find support for the argument both at sub national and cross national settings

local pay determination theoretical models of local pay are reviewed ranging from neoclassical perspectives unemployment wage trade off models and segmented labor market approaches the empirical work on u s north south differentials is discussed for the u k studies of the extent of and trends in geographical pay differentials are considered as well as behavioral explanations focusing on the role of excess demand the issue of adjustment processes is then discussed both in theory and in relation to empirical work for the u s and u k this discussion focuses largely on geographical spillover effects in terms of origins evidence and issues of identification finally the impact of certain impediments in the adjustment process are considered specifically in relation to the u k these concern the role and influence of national wage bargaining as well as factors inhibiting labor migration stemming from the housing market and the climate of the national labor market copyright 1992 by blackwell publishers ltd

equity in the city on measuring urban ine quality of life in economic literature the quality of life qol in a city is usually assessed through the standard revealed preference approach which defines a qol index as the monetary value of urban amenities this paper proposes an innovative methodology to measure urban qol when equity concerns arise the standard approach is extended by introducing preferences for even accessibility to amenities throughout the city into the qol assessment the qol index is then reformulated to account for the unequal availability of amenities across neighbourhoods the more unbalanced the distribution of amenities across neighbourhoods the lower the assessment based on the new index this methodology is applied to derive a qol index for the city of milan the results show that the unequal distribution of amenities across neighbourhoods significantly affects the assessment of qol for that city

long term consequences of short term precipitation shocks evidence from brazilian migrant households we find that large short term precipitation shocks damage the long term income of households that have permanently migrated from rural to urban areas this outcome is consistent with the behavior of credit constrained rural households who are willing to accept lower long term income in urban areas following the depletion of their productive assets during an adverse shock our empirical evidence suggests that there may be a link between large precipitation shocks in rural areas and urban poverty further exploration is warranted on the mechanisms by which natural disasters cause these long term losses

a productivity model of city crowdedness abstract population density varies widely across us cities a simple static general equilibrium model suggests that moderate sized differences in cities total factor productivity can account for such variation nevertheless the productivity required to sustain above average population densities considerably exceeds estimates of the increase in productivity caused by such high density in contrast increasing returns to scale may be able to sustain multiple equilibria at below average population densities

quality of life firm productivity and the value of amenities across canadian cities we estimate quality of life and productivity differences across canada s metropolitan areas in a hedonic general equilibrium framework these are based on the estimated willingness to pay of heterogeneous households and firms to locate in various cities which differ in their wage levels housing costs and land values using 2006 canadian census data our metropolitan quality of life estimates are somewhat consistent with popular rankings yet find canadians care more about climate and culture quality of life is highest in victoria for anglophones montreal for francophones and vancouver for allophones and lowest in more remote cities toronto is canada s most productive city vancouver is the overall most valuable city qualite de vie productivite des entreprises et la valeur des avantages dans les diverses villes canadiennes on evalue les differences entre la qualite de vie et la productivite des entreprises entre les zones metropolitaines au canada a l aide d un cadre d analyse d equilibre general hedonique ces metriques sont basees sur l estimation de la volonte de payer de menages et d entreprises heterogenes pour se localiser dans diverses villes qui different tant pour ce qui est des niveaux de salaires des couts de l habitation et des prix des terrains a l aide des donnees du recensement canadien de 2006 on construit des evaluations de la qualite de vie des diverses zones metropolitaines qui s arriment convenablement aux ordonnancements en vogue mais on decouvre que les canadiens portent une attention particuliere au climat et a la culture la qualite de vie est la plus elevee a victoria pour les anglophones a montreal pour les francophones et a vancouver pour les allophones et la plus faible pour les villes eloignees des grands centres toronto est la ville la plus productive vancouver est generalement la plus appreciee

the rising price of nonmarket goods nonmarket goods such as unpaid household labor leisure health and longevity and the environment are important components of the standard of living they represent a large fraction of all activities prime aged men and women spend 17 percent of their day in leisure activities and 5 and 13 percent of their time respectively in unpaid housework compared to 23 and 13 percent of their time respectively in paid work the quantity of nonmarket goods is rising over time in the united states life expectancy at birth is now 77 years having risen by 29 years since 1900 in los angeles county between 1980 and 1998 average annual daily exceedences of the national smog standard declined by 60 days from 71 to 11 falling big city murder rates merit national news headlines studies of living standards have focused on the tremendous change in the quantity of nonmarket goods but have assumed that the value of nonmarket goods except for unpaid labor has remained constant this assumption underlies most health studies e g david cutler and elizabeth richardson 1997 kevin m murphy and robert h topel 2003 william t nordhaus 2003 nordhaus 2003 valued declines in mortality since 1900 using a constant value of life even the boskin cpi commission michael j boskin et al 1998 discussed trends in the quantity of nonmarket goods i e pollution and crime progress without mentioning incorporating such goods implicit prices into a broader cpi measure there is no reason to think that implicit prices or the willingness to pay for nonmarket goods has remained constant rising real and shadow wages have made both leisure and unpaid household labor more expensive rising incomes have also made such normal goods as safety health a temperate climate and the environment more valuable we document the price dynamics of nonmarket goods by estimating repeat cross sectional hedonic regressions we focus on two important and measurable nonmarket goods job fatality risk and climate in both cases we find that both price and quantity have been rising this evidence is consistent with rising valuation we use our estimates of job risk compensating differentials to construct new evidence on long run trends in value of life accounting for price changes affects how we view the retrospective and prospective benefits of medical innovations a rising value of life implies that marginal improvements in safety and in longevity are becoming more valuable we report evidence that the price of living in a temperate winter and summer climate has significantly increased over time

why do households without children support local public schools linking house price capitalization to school spending while residents receive similar benefits from many local government programs only about one third of all households have children in public schools we argue that capitalization of school spending into house prices can encourage even childless residents to support spending on schools we identify a proxy for the extent of capitalization the supply of land available for new development and show that towns in massachusetts with little undeveloped land have larger changes in house prices in response to a plausibly exogenous spending shock towns with little available land also spend more on schools we extend these results using data from school districts in 46 states showing that per pupil spending is positively related to the percentage of developed land this positive correlation persists only in districts where the median resident is a homeowner and is stronger in districts with more elderly residents who do not use school services and have a shorter expected duration in their home our findings support models in which capitalization encourages the provision of durable local public goods and provides an additional reason why some elderly support local school spending

what are cities worth land rents local productivity and the total value of amenities abstract this paper models how to use widely available data on wages and housing costs to infer land rents local productivity and the total value of local amenities in the presence of federal taxes and locally produced nontraded goods i apply the model to u s metropolitan areas with the aid of visually intuitive graphs the results improve measures of productivity and feature large differences in land rents wage and housing cost differences across metropolitan areas are accounted for more by productivity than quality of life differences regressions using individual amenities reveal that the most productive and valuable cities are typically coastal sunny mild educated and large

a forward looking ricardian approach do land markets capitalize climate change forecasts abstract the hedonic pricing method is one of the main approaches used to estimate the economic value of attributes that affect the market price of an asset this method is routinely used in environmental economics to derive the economic valuation of environmental attributes such as air pollution and water quality for example the ricardian approach is based on a hedonic regression of land values on historical climate variables forecasts of future climate can then be employed to estimate the future costs of climate change we show that this approach is only valid if current land markets ignore climate forecasts while this assumption was defensible decades ago when this literature first emerged it is reasonable to hypothesize that information on climate change is so pervasive today that markets may already price in expectations of future climate change indeed we show empirically that agricultural land markets in the united states now capitalize expectations about future climate change we derive a straightforward empirical correction to the standard ricardian approach called the forward looking ricardian approach that can be implemented with readily available data accounting for market beliefs decreases the estimated magnitude of climate change damages by 50 62

compensating differentials in emerging labor and housing markets estimates of quality of life in russian cities abstract the purpose of this paper is to see if an equilibrium model of compensating differences for amenities can be applied to a major transition economy russia we analyze russian labor and housing markets using data from the russian longitudinal monitoring survey rlms augmented by city and regional specific characteristics from other sources our estimated wage and housing value equations suggest that workers are compensated for differences in climate environmental conditions ethnic conflicts crime rates and health conditions after controlling for worker characteristics occupation industry and economic conditions and various housing characteristics we find evidence that these compensating differentials exist even after controlling for the regional pay differences regional coefficients used by the russian government to compensate public sector workers for living in regions that are designated as less desirable quality of life as measured by a group of eleven amenities varies substantially the highest ranked cities tend to be in relatively warm areas and areas in the western european part of the country our quality of life index is positively correlated with net migration into a region suggesting workers are attracted to amenity rich locations overall we find that a model of compensating differentials with controls for disequilibrium yields useful information about compensation for location specific amenities and quality of life in this large transition economy

measuring the social value of local public goods an empirical analysis within paris metropolitan area a non linear hedonic model is used to estimate the implicit marginal prices of 17 local public goods in a paris suburban area on an original data set of some 8200 housing units the results reveal a robust effect of local public school quality measured both by the fraction of junior high school students that are at least two years behind grade level and the student teacher ratio on house prices it is observed that housing owners marginal willingness to pay for reducing commuting time is roughly similar for public transportation than for car transportation another noticeable result is the complete capitalization of local taxes at a discount rate of 3 5 an illustration of the potential usefulness of the results for cost benefit analysis is also provided

amenities and the attraction of dutch cities abstractamenities and the attraction of dutch cities regional studies research on the relevance of amenities for urban wages jobs or housing prices has mainly focused on the case of us cities in many european countries the labour and housing markets function however rather differently than in the case of the united states as a result amenities may affect urban labour or housing markets differently in addition in european countries the proximity of cities is such that spatial interdependencies between cities have to be taken into account as well by using a very rich dataset this paper analyses the relationship between urban amenities agglomeration and housing prices for the case of a highly urbanized european country the netherlands it finds that dutch cities that combine a favourable job location with a variety of urban amenities have significantly higher housing prices relatively safe cities offering a variety of history and cultural events as well as good restaurants also have sign

the role of site and job characteristics in hedonic wage models recent economic analyses of wage rate differentials have generally used some form of hedonic framework in explaining the observed wage structure while these studies have adopted this common theoretical justification the models have been used to serve two distinct objectives the first of these is an empirical test of the theory of equalizing differences originally introduced by adam smith in such applications see brown 7 lucas 26 olson 28 thaler and rosen 36 and viscusi 40 as examples specific job characteristics measured with technical information or with worker perceptions have been used to explain differences in wage rates across individuals and jobs while there are a number of these studies there has not been a consistent pattern of support for the theory indeed with the exception of job risks many characteristics that a priori would be expected to lead to equalizing differences have often exhibited incorrect and or statistically insignificant measured effects on wages the second use for wage models has been as the basis for an index of the quality of life in urban areas in this framework households are assumed to select residential locations so as to maximize their individual welfare migration between cities provides the mechanism for an equilibrium household assignment under ideal conditions the pattern of equilibrium wage rates reflects the attributes of the cities involved see hoch 20 izraeli 23 cropper lo cropper and arriaga salinas 111 and rosen 31 as examples the purpose of this paper is to develop a model for wage rate differentials that includes both job and site characteristics and to estimate the model with a large micro data set our wage models provide estimates of a market clearing envelope which includes each of two types of past analyses as a

compensating differentials and the social benefits of the nfl abstract we use hedonic rent and wage equations to measure compensating differentials in central cities and metropolitan areas with franchises of the national football league rents are about 8 percent higher in the central cities but this impact may not carry over to broader geographical areas wages are about 2 percent lower in areas with teams but the standard error on this parameter is large the central city results indicate that sports franchises appear to be a public good once these quality of life benefits are included in the calculus the large public expenditure on new stadiums appears to be a good investment for cities and their residents

the effects of housing prices wages and commuting time on joint residential and job location choices an empiricalmodelof joint decisions of where to l and where to work demonstrates that individuals make residential and job location choices by trading off wages housing prices and commuting costs wages are higher in metropolitan markets but housing prices are also higher in urban areas consumers can live in lower priced nonmetropolitan houses and still earn urban wages but they incur commuting costs that increase with distance from the city improvements in transportation that lower commuting time will increase nonmetropolitan populations and will increase the number of nonmetropolitan commuters to metropolitan markets equal wage growth across labor markets causes a shift in relative population from rural to urban markets while an equiproportional increase in housing prices causes a population shift toward rural areas

optimal procurement contracts under a binding budget constraint the traditional literature on agency models predicts that for zero liability contracts it is optimal for the principal to pay for the information he cannot observe however this principle is not valid for a set of contracts mostly used by government agencies whose distinguishing feature is represented by a stringent budget constraint for the principal this paper shows that in this environment the principal will either choose a structure exibiting pooling or a bargaining solution the bargaining solution represents the analytical proof to the intuition of the difficulty in implementing procurement contracts stated by laffont and tirole 1993

separating urban agglomeration economies in consumption and production abstract in this paper we estimate the net agglomeration economies on the consumption side as well as the production side using japanese city based data from 1992 when interregional net migration nearly ceased we show that doubling city size increases the nominal wage by approximately 10 but decreases the real wage by approximately 7 12 the 10 increase of the nominal wage is attributed to the productivity increase in production activities while the 7 12 decrease of the real wage is a compensation for the net agglomeration economies which are the benefits from product variety minus the costs of congestion in other words city bigness not only enhances the productivity of firms but also brings net agglomeration economies to households in this way we separate the net agglomeration economies on the production side from those on the consumption side

parking transit and employment in a central business district abstract in this paper we present a general equilibrium model to examine the role of parking and transit subsidy policy on the size of a central business district cbd cbd land values and the market shares of cars and transit the three main features of the model are 1 agglomeration economies increase continuously with labor market size 2 congestion arises from auto use only transit is noncongestible and 3 locational equilibrium is maintained in the sense that firms and individuals cannot reduce costs or increase utility by moving given equilibrium prices and city size we derive the conditions under which parking taxes can be levied and used to subsidize transit and increase equilibrium cbd size and land values we compute an optimal parking tax that maximizes cbd size and land values and derive relationships among parking taxes transit use and congestion we find nonmonotonic relationships among parking taxes land values and transit use

demand for environmental goods evidence from voting patterns on california initiatives this article studies voting behavior on 16 environmental ballot propositions in california in order to characterize the demand for environmental goods the environment is found to be a normal good for people with mean incomes but some environmental goods are inferior for those with high incomes at least when supplied collectively an important price of environmental goods is reduced income in the construction farming forestry and manufacturing industries income and price can explain most of the variation in voting there is little need to introduce preference variables such as political ideology

a consumption based theory of the environmental kuznets curve abstract most theories about the inverted u relationship between pollution and income termed the environmental kuznets curve ekc are production side theories emphasizing pollution and abatement technologies production side theories are implicitly based on the assumption of low factor mobility and the absence of pollution as a variable in the utility function both assumptions are called into question by the empirical evidence of ekcs for i pollutants that are long lived and not easily shiftable and ii regional cross sections with free labor mobility hazardous waste sites are a prime example this paper develops a stylized model of the ekc based on perfect mobility of households and labor it represents the first attempt at developing a consumption side model of the ekc

union membership in the united states 1973 1981 this paper reports estimates of union membership gathered from may current population surveys from 1973 to 1981 the authors present data by occupation industry selected states and smsas race gender and educational attainment the paper both extends and differs from that by freeman and medoff which presents unionism estimates for the private sector for 1968 75 to facilitate longitudinal analysis this paper reports three year moving averages of occupational and industry data and annual estimates of demographic classifications the data include public sector as well as private sector workers and they exclude workers not covered by the national labor relations act also the authors provide only union membership estimates not estimates on workers covered by union contracts this paper suggests that the percentage of all workers that are unionized in the united states remained fairly constant over the 1973 81 period

public infrastructure and wages public capital s role as a productive input and household amenity production function studies typically conclude that public capital plays little role in enhancing productivity however others have found that infrastructure and employment growth are positively related these apparently conflicting results can be reconciled if public capital serves as a household amenity that increases labor supply without dramatically increasing productivity this study examines the impact of public capital on wages in order to assess whether productivity or amenity effects dominate for the economy as a whole the results suggest that highway s strongest role is as a household amenity however for the manufacturing sector the productivity effect of highways appears to dominate

relational incentive contracts standard incentive theory models provide a rich framework for studying informational problems but assume that contracts can be perfectly enforced this paper studies the design of self enforced relational contracts i show that optimal contracts often can take a simple stationary form but that self enforcement restricts promised compensation and affects incentive provision with hidden information it may be optimal for an agent to supply the same inefficient effort regardless of cost conditions with moral hazard optimal contracts involve just two levels of compensation this is true even if performance measures are subjective in which case optimal contracts terminate following poor performance jel c73 d82 l14

deriving benefit measures with higher precision a study of economic values of air quality a calibration strategy using ridge regression to generate more precise estimates for a particular parameter in a model is proposed formulae to compute the proposed ridge estimates from standard ordinary least squares ols results are provided the strategy is applied to recomputing marginal effects of air pollution on property values for 30 housing studies results show that ridge estimates are superior to the ols estimates under the mean squared error criterion the same strategy can be used to reestimate key parameters of interest in other applications such as price elasticities for demand forecasts or the value of a statistical life from hedonic wage regressions

is there a compensating wage differential for high crime levels first evidence from europe abstract this paper investigates whether high regional crime levels lead to a compensating wage differential paid by firms in the respective region using data from german social security records official police statistics and official statistics for 2003 2006 i consider both violent and non violent crimes and use three way error components estimators to control for individual and regional heterogeneity the findings suggest that wages are practically unrelated to changes in crime rates this result is robust over a wide range of subgroups there is however some evidence that crime rates influence land prices

the impact of site characteristics on housing cost estimates abstract hedonic housing regressions using micro data for owners and renters from the 1972 1973 consumer expenditure survey are presented by including tract characteristics and public goods in these regressions evidence is presented which indicates sensitivity of the physical housing variable coefficients to the choice of included site related characteristics furthermore omission of public good variables can result in misleading and possibly perverse coefficients on access intermetropolitan housing cost estimates however are shown to be relatively insensitive to the choice of site related characteristics

optimal land development with endogenous environmental amenities a spatially explicit model of the optimal timing and location of land development is presented that incorporates dynamic interactions between land development and water quality ignoring two way interactions leads to a lower level of water quality more development and lower social welfare the optimal pace and pattern of development can be achieved through the assessment of an impact fee that internalizes pollution damages and irreversibility costs our results demonstrate the importance of accounting for the spatial dimension of land use the interdependence between land use and environmental quality and development irreversibility in models of urbanization and amenity driven growth copyright 2008 oxford university press

new estimates of climate demand evidence from location choice abstract we develop and apply to census data a new method for estimating climate demand the method is useful for ranking quality of life based upon a willingness to pay criterion our two major findings are that the willingness to pay quality of life index is correlated with the hedonic approach s ranking but that the migration approach generates much larger estimates of willingness to pay for a more moderate climate this finding is relevant for evaluating the economic impact of global warming

voting with your feet and the quality of life index abstract this paper develops a new technique that uses the utility maximizing migration decisions of rational voters consumers to construct qol rankings we apply our technique to canadian inter provincial migration data for 1970 1990

an integrated model of regional and local residential sorting with application to air quality we examine the interconnectedness of demand for regionally and locally varying public goods using a residential sorting model we propose a version of the model that describes household choices at the city msa level and conditional on city the neighborhood census tract level we use a two stage budgeting argument to develop an empirically feasible sorting model that allows us to estimate preferences for regionally varying air quality while accounting for sorting at the local level our conceptual and empirical approach nests previous sorting models as special cases allowing us to assess the importance of accounting for multiple spatial scales in our predictions for the cost of air pollution furthermore our preferred specification connects the city and neighborhood sorting margins to the upper and lower elements of a nested logit model thereby establishing a useful correspondence between two stage budgeting and nested logit estimation empirically we find that estimates from a conventional model of sorting across msas imply a smaller marginal willingness to pay for air quality than estimates from our proposed model we discuss how the difference is attributable in part to the omitted variable problems arising when tract level sorting is ignored

hedonic price functions and the measurement of preferences the case of swedish wine consumers abstract a hedonic price function for wine is estimated using swedish data 1989 1991 implicit prices for quality attributes are determined not from a regression of variety price on a vector of quality attributes but rather from a regression of quantity sold adjusted for weeks of availability on price and quality attributes such a reduced form is justified by the assumption that prices and attribute contents can be taken as exogenous to the swedish consumer price elasticity is estimated to be about 1 65 holding quality constant showing that swedish consumers are highly sensitive to price estimates of the implicit valuations of quality attributes are shown to differ greatly from those obtained from the more usual hedonic regression with price as the dependent variable

capital market information and industrial performance the role of west german banks in orthodox theory external capital markets play a dual role supplying various forms of investment finance and disciplining firms which are inefficient or fail to pursue profit goals an extensive literature speaks of the efficiency of external capital markets meaning that firms can make production investment decisions and investors can choose among the securities that represent ownership of firms activities under the assumption that security prices at any time fully reflect all available information fama i970 1 however this concept of efficiency is purely technical it depends critically on what information is available and we know there are problems of appropriability and failure in information markets deriving ultimately from certain peculiarities of information as a commodity arrow i962 thus another growing literature focusses on problems of achieving equilibrium in markets where agents are imperfectly or asymmetrically informed amongst other things this literature shows that informational failures of the kind in question can lead to capital rationing in loan and credit markets and the use of strict collateral requirements as screening devices jaffee and russell i976 stiglitz and weiss i98i cable and turner i983 these may then be expected to affect the efficiency of individual firms and the system as a whole capital shortage implies that some profitable investment opportunities are foregone and production choices may also be distorted by the need to satisfy additional financial constraints contrived to elicit signals of creditworthiness of the firms undertaking them similarly the disciplining role of external capital markets can be impaired by information impactedness williamson i975 and the costs of mobilising and giving effect to shareholders preferences thus in the principal agent framework developed by jensen and meckling i976 and fama i980 the degree of constraint on managerial pursuit of non profit goals as posited by managerial theorists depends on the transactions costs of stock owner intervention the result is an optimal degree of departure from cost minimising profit maximising behaviour determined by the level of transactions costs institutional factors which affect the way information is distributed amongst agents can therefore have an important bearing on allocative and technical efficiency and the west german system of industrial finance provides an in

wages rents and the quality of life this study focuses on the role of wages and rents in allocating workers to locations with various quantities of amenities the theory demonstrates that if the amenity is also productive then the sign of the wage gradient is unclear while the rent gradient is positive the theory is extended to include the housing market and nontraded goods these extensions require little modification of the conclusion the empirical work on wages shows that the regional wage differences can be explained largely by these local attributes with the use of site price data implicit prices are estimated and quality of life rankings for the cities are computed

new estimates of quality of life in urban areas implicit markets capture compensation for intraurban and interregional differe nces in amenities and yield differences in housing prices and wages these pecuniary differences become preference based weights in a qual ity of life index hedonic equations are estimated using microdata fr om the 1980 census and assembled county based amenity data on climati c environmental and urban conditions ranking of 253 urban counties reveals substantial variation within as well as among the 185 urba n areas the quality of life differences across counties within one s msa is almost one half of the difference between the top and bottom ranked counties in the nation copyright 1988 by american economic association

optimal capital structure in agency relationships we analyze the optimal design of capital structure in agency relationships when a risk averse principal controls the agent s capital structure she awards a larger equity stake to outsiders the smaller the agent s productivity when she controls both the timing and the terms of the agent s financing the principal shifts to equityholders all risk associated with stochastic production and with the agent s unknown productivity when the principal dictates only the terms of financing only the former risk is borne by equityholders when the principal is sufficiently averse to risk she affords the agent no choice among incentive schemes

do inter city differences in intra city wage differentials have any interesting implications abstract recent research has related characteristics of cities to differences in the distribution of wages across workers with different skill levels we demonstrate that these differences in wage differentials arise naturally as a compensating variation in rosen s theoretical model of inter city wages for example if the income elasticity of demand for housing services is less than unity cities with higher house prices will have smaller money wage differentials between low and high skill workers this result has no implications for differences in either absolute or relative real productivity or welfare of unskilled workers similarly changes in the amenity of an urban area may result in changes in relative wages of skilled and unskilled workers with no implications for real productivity or welfare differentials empirical tests in which housing cost differentials are added as a determinant of inter city differences in an intra urban wage differential model provide empirical confirmation of the theoretical expectations it appears that intra urban money wage differentials differences in the quality of life and variation in the cost of living in each city are jointly determined variables just as rosen s model of inter city wage differentials predicts

limited liability contracts between principal and agent abstract the optimal strategy of the principal is examined in an environment where there are ex post limitations on the maximum penalty that can be imposed on a riskneutral agent contrary to the case in which such limitations are not imposed it is in the principal s interest to deliberately forego the opportunity to induce socially efficient behavior and to instead design a contract that induces the agent to realize an efficient outcome only in the most productive state of nature and perhaps in certain very unproductive states the properties of the contract are examined in detail

estimating the net implicit price of energy efficient building codes on u s households abstract requiring energy efficiency building codes raises housing prices or the monthly rental equivalent but theoretically this effect might be fully offset by reductions in household energy expenditures whether there is a full compensating differential or how much households are paying implicitly is an empirical question this study estimates the net implicit price of energy efficient buildings codes iecc 2003 through iecc 2006 for american households using sample data from the american community survey 2007 a heteroskedastic seemingly unrelated estimation approach is used to estimate hedonic price house rent and energy expenditure models the value of energy efficiency building codes is capitalized into housing rents which are estimated to increase by 23 25 percent with the codes however the codes provide households a compensating differential of about a 6 47 percent reduction about 7 71 in monthly energy expenditure results indicate that the mean household net implicit price for these codes is about 140 87 per month in 2006 dollars 163 19 in 2013 dollars however this estimated price is shown to vary significantly by region energy type and the rent gradient

a reexamination of the federal private wage differential in the united states the federal private wage differential is reexamined with recent data using specifications similar to those used in three previous studies i find that the federal private wage differential has narrowed since the 1974 79 period analyzed in those studies in addition i discover that wage differentials based on specifications used in the literature are biased upward because the previous studies did not control for detailed occupational and locational characteristics of workers corrected point estimates of the wage gap are much smaller than previous estimates in the literature differences in the gap across demographic groups occupations and locations are also discussed

clusters of attributes and well being in the usa using arima models and entropy the dynamic evolution of several functions of aggregate income and other attributes of well being is analysed for statistical similarity in order to determine potentially distinct dimensions in multidimensional analysis of welfare and quality of life in the usa the entropy metric compares entire distributions and is more general than principal components and other correlation based techniques for clustering to help macroeconomic policy makers we compare the distribution of several composite measures of well being which include income with the distribution of some common measures of aggregate income over the period 1915 1995 per capita disposable income and growth in gnp are statistically distinct dimensions of well being copyright 2001 john wiley sons ltd

quality of life and spatial dimensions of the productivity slowdown this research is concerned with explaning locational variations in the productivity slowdown within the urban manufacturing sector of the united states the observed decline in labour productivity growth rates between the 1963 73 and 1973 82 subperiods is explained on the basis of both national and location specific factors an explict hypothesis examined here is that quality of life is an important area specifc influence on productivity growth and related trends statistical analyses are conducted whereby either an aggregate amenity index or its individual amenity components are utilized to examine the importance of quality of life differentials the results suggest that these amenities particularly environmental quality may be instrumental in explanining the differncial magnitude of the productivity slowdown across urban areas additional findings generally do not confirm the importance of other factors frequently cited as contributing to inter area productivity differences a regression diagnostic an

well being across america abstract this paper uses behavioral risk factor surveillance system data to study life satisfaction and mental health across the geography of the united states the analysis draws on a sample of 1 3 million citizens initially we control for people s personal characteristics though not income there is no correlation between states regression adjusted well being and their gdp per capita states like louisiana plus washington d c have high psychological well being levels california and west virginia have low well being when we control for incomes satisfaction with life is lower in richer states just as compensating differentials theory would predict nevertheless some puzzles remain

socially optimal procurement with tight budgets and rationing abstract we investigate the behaviour of a social planner that secures the supply of a good e g an environmental benefit through contracting with private agents while the social planner seeks to maximise net social benefits she is also controlled with a fixed budget private agents are profit maximising and hold private information concerning their variable costs of production they also have known fixed costs of contracting we find that budget constraints and fixed costs change the optimal contract design in more than one way the social planner minimises costs rations high cost contracts to reduce fixed costs and information rents and distorts contracts for all agent types including low cost agents we find that rationing improves social welfare also even though social costs including tax distortion are explicitly taken into consideration they do not affect the design of optimal contracts when budgets are tight in those cases the budget constraint dominates the solution

housing quality differentials in urban areas abstract this paper applies an equilibrium quality theory for differentiated products to estimate the willingness to pay for improvements in the air quality of chicago cleveland dallas houston and indianapolis the empirical results show i that the structural approach and the standard nonstructural approach give very different benefit figures even for small improvements in air quality and ii that a uniform improvement in air quality implies significant distributional effects

quality of the business environment versus quality of life do firms and households like the same cities this paper develops a new measure of the quality of business environment that complements existing measures of the quality of life an annual panel of these measures is constructed and analyzed for 37 cities from 1977 to 1995 findings indicate that many cities attractive to firms are unattractive to households and vice versa in addition the size of a city s workforce increases with improvements in the quality of the business environment in contrast cities most likely to be dominated by retirees are those that are less attractive to firms additional specifications support theoretical arguments that retirees are drawn to cities in which local attributes are capitalized into lower wages rather than higher rents

wages rents and amenities differences among workers and regions what explains persistent regional earnings differences this paper argues that regional differences in amenities can account for the wage differences in contrast cost of living variations do not account for wage differences but actually exacerbate them this conclusion results from a model in which variations in rents and wages are equalizing differences for amenity differences empirical results are consistent with the model

the link between crime risk and property prices in england and wales evidence from street level data this paper uses street level data on property sales and crime rates for england and wales to investigate compensating differentials for crime risk my identification strategy relies on the use of non parametric regional time trends on various levels of spatial aggregation as well as various fixed effects for streets and wider areas to control for unobserved amenities and regional economic conditions the data comes from transaction data collected by the land registry and recently published crime maps for the whole of the uk my estimates which are robust to a range of sensible specification changes suggest that each case of anti social behaviour per ten population in the same street leads to an approximately 0 6 0 8 drop in property prices while a corresponding increase in violent crime decreases prices by roughly 0 6 1 6 and a corresponding increase in non violent crime by about 0 2 0 4 the majority of estimates are at the upper end of these intervals estimates for robbery burglary and vehicle c

countervailing incentives in agency problems abstract we analyze countervailing incentives in agency problem countervailing incentives exist when the agent has an incentive to understate his private information for some of its realizations and to overstate it for others when countervailing incentives arise pooling generally characterizes the equilibrium contract furthermore performance is distorted both above and below efficient levels in addition the agent s rents generally increase with the realization of his private information over some ranges and decrease over other ranges we demonstate that the creation of countervailing incentives can enhance aggregate welfare

on hedonic valuation of urban amenities using unbalanced data hedonic valuation of urban amenities often requires estimating housing and labor market regressions it is difficult to get both types of data for all survey respondents we show that the common practice of conducting two separate regressions with unbalanced data causes inconsistent covariance matrix estimation and improper inference regarding amenity values we demonstrate how two easily implementable yet consistent techniques can be used for hedonic valuation with an application in valuing temperature increases in urban brazil

a method for valuing global ecosystem services the goal of this paper is to provide an investigation of several approaches to valuing ecosystem services and to contribute additional techniques which may be used in evaluating green gdp accounts our estimates focus on the ecosystem as a productive economic input not a stock which is depreciated or depleted over time as such it differs with other concepts more frequently employed in green gdp accounting most of our results are derived from the analytical fiction that a single owner of the biosphere establishes a market for all ecological resources this monopolist then appropriates all rents from the human population the maximum amount the monopolist charges is first assumed to be world gross product less the global human subsistence level in addition we examine the excess rents available in factor markets using the assumption of weak complementarity between factor inputs and ecosystem services we also provide more conservative estimates of the value of ecosystem services by investigating the sustainable price the monopolist could charge the global population and by exploring the effects of compensating wage differentials and a non monopolist owner of the ecosystem 1998 elsevier science b v all rights reserved

compensation of regional unemployment in housing markets why are regional unemployment differentials in europe so persistent if as the wage curve literature demonstrates there is no compensation in labour markets we hypothesize that workers in high unemployment regions are compensated in housing markets modelling regional unemployment differentials as a consequence of centralized wage bargaining we show that clearing of land markets may undo the incentive for workers to migrate to low unemployment regions in general equilibrium the compensating differentials hypothesis is tested on city level data for several countries controlling for variation in income and amenities housing is found to be about 3 percent less expensive on average in cities where unemployment is 10 percent up an analysis of housing demand survey data which takes account of housing heterogeneity yields a similar negative relationship the magnitude of the income effect generated by this compensating differential is consistent with a 0 10 wage curve elasticity these findings weaken the case for regional support programs

hedonic prices goods specific effects and functional form inferences from cross section time series data tests for two key elements of the hedonic model of price determination for differentiated goods are proposed when cross sectional time series data are available first the hedonic hypothesis that price is determined by sellers and buyers valuations of characteristics bundled in a good is tested against the alternative that consumers demand specific goods the sensitivity of the outcome of the test to unmeasured characteristics serial correlation or heteroscedasticity and misspecification of functional form is assessed second a novel approach to testing functional form illustrates limitations of testing hedonic specifications only against alternatives nested in the box cox functional form

does energy efficiency matter to home buyers an investigation of epc ratings and transaction prices in england abstract this paper investigates whether energy performance ratings as measured by mandatory energy performance certificates epcs are reflected in the sale prices of residential properties this is the first large scale empirical study of this topic in england involving 333 095 dwellings sold at least twice in the period from 1995 to 2012 applying hedonic regression and an augmented repeat sales regression we find a positive relationship between the energy efficiency rating of a dwelling and the transaction price per square metre the price effects of superior energy performance tend to be higher for terraced dwellings and flats compared to detached and semi detached dwellings the evidence is less clear cut for rates of house price growth but remains supportive of a positive association overall the results of this study suggest that energy efficiency labels have a measurable and significant impact on house prices in england

intra regional amenities wages and home prices the role of forests in the southwest forests provide non market goods and services that people are implicitly willing to pay for through hedonic housing and labor markets but it is unclear if compensating differentials arise in these markets at the regional level this empirical question is addressed in a study of arizona and new mexico hedonicregressionsofhousingpricesandwagesusing census and geographic data show that forest area carries an implicit price of between 27 and 36 per square mile annually compensating differentials at the regional level suggest that care must be taken when applying the travel cost method to value regionallydelineated characteristics jel q23 r14

mistake 37 the effect of previously encountered prices on current housing demand based on contrast effects studies from psychology we predicted that movers arriving from more expensive cities would rent pricier apartments than those arriving from cheaper cities we also predicted that as people stayed in their new city they would get used to the new prices and would readjust their housing expenditures countering the initial impact of previous prices we found support for both predictions in a sample of 928 movers from the psid alternative explanations based on unobserved wealth and taste and on imperfect information are ruled out

regulatory policy design for agroecosystem management on public rangelands this paper analyzes regulatory design for agroecosystem management on public rangelands we present an informational and institutional environment where three of the most prominent regulatory instruments on public rangelands input regulation cost sharing taxation and performance regulation can be de ned and compared the paper examines how the optimal regulation is shaped by the informational and institutional constraints faced by federal land management agencies flmas such as the bureau of land management and the u s forest service these constraints include informational asymmetries between ranchers and flmas limitations on flmas ability to monitor ranch level ecological conditions and constraints on flmas actions due to budget limitations and restrictions on the level of penalties they can assess the theoretical model extends the previous work of baker 1992 prendergast 2002 and hueth and melkonyan 2009 by considering optimal regulation by a budget constrained regulator in an environment of asymmetric information and moral hazard

public infrastructure investments productivity and welfare in fixed geographic areas abstract measures of the value of public investments are critical inputs into the policy process and aggregate production and cost functions have become the dominant methods of evaluating these benefits this paper examines the limitations of these approaches in light of applied production and spatial equilibrium theories a spatial equilibrium model of an economy with nontraded localized public goods like infrastructure is proposed and a method for identifying the role of public capital in firm production and household preferences is derived empirical evidence from a sample of large us cities suggests that public capital provides significant marginal benefits but the marginal productivity of public capital is low and aggregate city willingness to pay for large increases in public capital is less than their cost the paper concludes with a brief discussion of the political economy of urban infrastructure investment

local amenities and life cycle migration do people move for jobs or fun abstract do households move for jobs or fun and where do they go when they move we address these questions using the 1970 2000 us census based on a panel of quality of life and business environment measures households prefer msas in warm coastal areas and non metropolitan locations while firms prefer large growing cities in addition cities with improving business environments acquire increasing shares of workers especially workers with high levels of human capital cities with improving consumer amenities become relatively more populated by retirees further analysis of individual level migration decisions indicates that regardless of marital status young highly educated households tend to move towards places with higher quality business environments this tendency is especially pronounced among highly educated couples who are more subject to job market co location problems in contrast regardless of education couples near retirement tend to move away from places with favorable business environments and towards places with highly valued consumer amenities these patterns help explain why areas unattractive to both households and business have struggled as with upstate new york while the sun belt and other regions are thriving