occupational downgrading and upgrading in britain the willingness of workers to move down an occupational hierarchy is a potentially important source of flexibility in the labour market but relatively little is known about the scale or pattern of occupational up and downgrading this paper examines who downgrades and the cyclical structure of up and downgrading we find that occupational downgrading is surprisingly large relative to flows into unemployment individuals who have a high payoff to skilled work such as educated workers are less likely to downgrade contrary to expectations the rate of downgrading is found to be greater in the boom while upgrading follows the more conventional expectation of also being procyclical this finding is interpreted as evidence consistent with the rationing of jobs in the downgrading process contrary to the assumptions of simple dual labour market models

intra metropolitan variation in earnings and labor market discrimination an econometric analysis of the atlanta labor market one of the most enduring debates concerning racial differences in earnings is whether housing segregation within metropolitan areas adversely affects the employment opportunities of urban blacks two possible negative effects can be listed first the decentralization of lower skilled jobs combined with the suburban residential exclusion of low income households may have caused wage rates within the suburban labor market to rise above those paid within the central city if this is the case and if housing market discrimination restricts the relative ability of blacks to offer their labor supply to suburban employers then at least part of the racial difference in earnings can be attributed to housing segregation second housing segregation may cause private sector labor market discrimination to be more severe within the central city in comparison to suburban areas as suggested by becker s taste for discriminating model 3 a relatively large black labor supply within the central city may require a lower black to white earnings ratio in order to induce prejudiced employers to hire large numbers of black workers with the workforce of most central cities becoming increasingly black this may be an important factor in explaining racial differences in earnings surprisingly while variation in discrimination among occupations regions industries and sectors have been examined in some detail spatial differences in discrimination between the central city and suburbs have largely escaped analysis in this paper the earnings of private sector workers broken down by occupation race and sex are compared between worksite areas encompassing the metropolitan area of atlanta georgia while an extensive literature can be found on interregional differences in earnings little evidence exists on the spatial variation in wage rates within metropolitan regions in fact virtually nothing has been done on this issue since the classic study of the chicago labor market by rees and shultz 19

labor market flows in the cross section and over time many theoretical models of labor market search imply a tight link between worker flows hires and separations and job gains and losses at the employer level we use rich establishment level data to assess several theoretical models and to study the relationship between worker flows and jobs flows hires quits and layoffs exhibit strong highly nonlinear relationships to employer growth rates in the cross section simple statistical models of these relationships greatly improve our ability to account for fluctuations in aggregate worker flows and enable us to construct synthetic measures of hires separations quits and layoffs back to 1990

the high unemployment trap a model of the labor market under firing restrictions and endogenous quits is constructed it is shown that in the spirit of blanchard and summers the model can generate multiple equilibria for plausible parameter values with a low quits high unemployment equilibrium coexisting with a high quits low unemployment equilibrium

dual labor markets urban unemployment and multicentric cities a two sector model of urban employment is developed which focuses on the formation of a secondary sector in response to a primary sector demand shock the optimal location of this single firm sector is shown to give rise to a multicentric urban spatial structure conditions are then established under which the new labor market equilibrium involves both a decrease in unemployment and an increase in net income for those unemployed these results are extended to a case where all unemployment benefits are financed by local taxation of firms here it is shown that profit incentives may exist for the primary sector to subsidize entry of the secondary sector c 1997 academic press

life cycle equilibrium unemployment this paper extends the job creation job destruction approach to the labor market to take into account a deterministic finite horizon as hirings and separations depend on the time over which investment costs can be recouped the life cycle setting implies age differentiated labor market flows while search by the unemployed falls with age the separation rate is rather u shaped over the life cycle worker heterogeneity in the context of undirected search implies an intergenerational externality which is not eliminated by the hosios condition we show that age specific policies are required to attain the first best allocation

education ranking and competition for jobs i study workers incentives to invest in general human capital education in the presence of search induced unemployment workers queue for jobs and firms prefer to hire the most productive applicants because of rent sharing as a result an unemployed worker s ranking relative to other job seekers will influence his job finding rate this creates a rat race where workers invest in education partly in order to achieve a better ranking in equilibrium identical workers may have incentives to diversify in terms of education and the investments in education may exceed the socially optimal level

school board politics school district size and the bargaining power of teachers unions this paper presents a public choice theory of the bargaining power of teachers unions the theory predicts that the power of the unions rises with the size of a district the theory is tested by examining the relationship between district size and various bargaining outcomes for a sample of 771 california school districts in 1999 2000 as hypothesized teachers salaries rise and the ratio of teachers per pupil falls with increasing district size the paper also considers several alternative explanations for these results

search theoretic models of the labor market a survey we survey the literature on search theoretic models of the labor market we show how this approach addresses many issues including the following why do workers sometimes choose to remain unemployed what determines the lengths of employment and unemployment spells how can there simultaneously exist unemployed workers and unfilled vacancies what determines aggregate unemployment and vacancies how can homogeneous workers earn different wages what are the tradeoffs firms face from different wages how do wages and turnover interact what determines efficient turnover we discuss various modeling choices concerning wage determination and the meeting process including recent models of directed search

wage gradients rent gradients and the price elasticity of demand for housing an empirical investigation abstract as developed in muth s cities and housing attainment of locational equilibrium within an urban area implies a necessary functional correspondence between wage and price gradients and the compensated price elasticity of demand for housing in this paper estimates of the rent and wage gradients are utilized to generate price elasticity estimates via this equilibrium correspondence the box cox transformation technique is used with data from the metropolitan chicago area to test for the functional forms of the wage and rent gradients the optimal maximum likelihood functional forms for both gradients yield a price elasticity estimate of 0 40

housing tenure and labor market impacts the search goes on abstract we develop two search theoretic models emphasizing firm entry to examine the oswald hypothesis the idea that homeownership is linked to inferior labor market outcomes and compare their predictions to three extant theories the five models have surprisingly different predictions about the labor market at both the aggregate and micro levels using a suitable instrumental variable strategy we estimate both micro and aggregate level regression models of wages and unemployment and compare the estimates to those predictions we find that while homeowners are less likely to be unemployed they also have lower wages all else equal compared to renters in addition higher regional homeownership rates are associated with a greater probability of individual worker unemployment and higher wages the outcome of a horserace between our new search theoretic models is mixed the wage posting model predicts observed unemployment impacts while a bargaining variant does a better job explaining observed wages and aggregate labor market outcomes overall we conclude that firm behavior is important for understanding the labor market impacts of homeownership because this is the case regional homeownership rates are not good instruments for individual tenure choice in empirical work and while individual homeowners may have inferior labor market outcomes as compared to renters from the viewpoint of society higher homeownership rates may result in greater job creation and overall production among other benefits

driving to opportunity local rents wages commuting costs and sub metropolitan quality of life we examine variation in local rents wage levels commuting costs household characteristics and amenities within metropolitan areas for 2071 areas covering the united states by density and central city status we demonstrate the sensibility of estimating wage levels by workplace not residence and recover decentralized rent gradients that fall with commuting costs we construct and map a willingness to pay index which indicates the quality of life typical households receive from local amenities when households are similar mobile and informed this index varies considerably within metros and is typically high in areas that are dense suburban sunny mild safe entertaining and have elevated school funding

job search and commuting time we structurally analyze a job search model for unemployed individuals that allows jobs to have different wage commuting time combinations the structural parameter of interest is the degree of willingness to pay for commuting time we use a unique dataset containing responses by unemployed individuals on the optimal search strategy to estimate this parameter without the need to rely on functional form assumptions we address specification errors in the model and measurement errors in the data the results identify types of individuals who have a high disutility of commuting time

on the endogeneous formation of secondary employment centers in a city a new approach is proposed to explain the formation of secondary employment centers in a monocentric city specifically a large firm considers locating a new plant in a city where none of the existing businesses has a significative share of the labor force so that its location can be viewed as a secondary employment center the choice of this location results from the interplay between the process of competition on both the labor and land markets and the technological externalities generated by the proximity of the city center where other firms are located

testing a model of intraurban firm relocation abstract a neoclassical model of firm behavior analogous to muth s household analysis in a monocentric urban environment yields comparative static predictions concerning radial direction of relocation knowledge of plant production and demand conditions and economic characteristics of the urban environment is needed to make relocation predictions expected and unexpected relations between the technology economic environment and comparative static results on input demands and location are derived a small detailed data set from cincinnati is used to test a probit model of the relocation decision the results are consistent with theoretical expectations demand changes initial plant size and the relative magnitude of transport costs are the most important determinants of the propensity to decentralize traditional measures of agglomeration economies lack explanatory power

housing tenure job mobility and unemployment in the uk this article examines the effects of housing tenure on individuals job and unemployment durations in the uk we examine job to job transitions and transitions from unemployment we take account of whether or not the arrival of a job was synonymous with a non local residential move tenure endogeneity and unobserved heterogeneity we find that home ownership is a constraint for the employed and public renting is more of a constraint for the unemployed employed home owners have a lower transition into employment with a distant move and unemployed public renters have a lower probability of gaining employment in more distant labour markets the nature of housing tenure has long been blamed for discouraging spatial mobility and thereby having an impact upon labour market outcomes in the early 1980s in the uk the main culprit was deemed to be local authority housing mccormick 1983 hughes and mccormick 1981 1987 examined the longer distance migration rates of those in local authority housing and found that they had lower longer distance migration rates compared to both owner occupiers and those in private rented accommodation although the latest research suggests that these effects may have lessened hughes and mccormick 2000 the relative immobility of public renters may stem from public housing rents being below market rates the restricted transferability within public housing high waiting lists and security of tenure public renters are then locked in and face higher costs if they accept a job that involves a long distance move more recently the blame has been pinned on private home ownership oswald 1996 1999 in a series of papers using macro time series and cross section data for oecd countries and regions within a number of those countries has argued that home own ership causes unemployment one explanation revolves around the reduced mobility of home owners relative to private renters owing to the costs of buying and selling homes subsequent and arguably more sophisticated micro econometric tests have placed doubt upon the alleged relationship coulson and fisher 2002 for the us find that unemployment duration is shorter for home owners relative to renters though neither is unobserved heterogeneity nor the endogenous nature of housing tenure accounted for van leuvensteijn and koning 2004 do account for the endogeneity of home ownership and find using dutch data that employed home owners are less likely to become unemployed relative to employed renters more recently munch et al 2006a using danish data find shorter unemployment spells amongst home owners compared to renters after controlling for the endogeneity of home ownership

wage posting in two sided search and the minimum wage this article focuses on wage formation in an equilibrium two sided model of search with match specific heterogeneity despite a large number a continuum of employers search provides sufficient isolation to generate market power by posting wages employers without collusion capture most of the surplus that accrues to any match the equilibrium wage is below that which maximizes employment an example using calibrated parameter values is used to reconcile some recent otherwise contradictory empirical results on the employment effects of minimum wage adjustments

equity and time to sale in the real estate market evidence from the boston condominium market of the early 1990s reveals that an owner s equity position determines his experience as a seller an owner of a property with a high loan to value ratio sets a higher asking price has a higher expected time on the market and if he sells receives a higher price than an owner with proportionately less debt the down payment requirement for purchasers but not incumbent owners provides a simple explanation for this phenomenon among owner occupants the results provide supporting evidence for equity based aggregate theories of price volume movements in the housing market copyright 1997 by american economic association

cross sectional efficiency and labour hoarding in a matching model of unemployment we study positive and normative aspects of steady state equilibrium in a market where firms of endogenous size experience idiosyncratic shocks and undergo a costly search process to hire their workers the stylized model we propose highlights interactions between job security provisions and sectoral shocks in determining the natural rate of unemployment the allocation of labour and the extent of labour hoarding and rationalizes cross sectional asymmetries of gross employment flows at the firm level in our model where productivity and search costs are dynamically heterogeneous across firms decentralized wage bargains imply important cross sectional inefficiencies which overshadow the static search inefficiencies on which simpler models focus

search frictions credit market liquidity and net interest margin cyclicality the present paper contributes to the body of knowledge on search frictions in credit markets by demonstrating their ability to explain why the net interest margins of banks behave countercyclically during periods of expansion a fall in the net interest margin proceeds from two mechanisms i lenders accept that they must finance entrepreneurs that have lower productivity and ii the liquidity of the credit market rises which simplifies access to loans for entrepreneurs and thereby reinforces their threat point when bargaining the interest rate of the loan

an equilibrium model of search unemployment this paper develops a simple general equilibrium model with sequential search in which a nondegenerate wage offer distribution is endogenously determined we use this model to analyze the comparati

unemployment and urban labour markets two quite distinct views on how metropolitan labour markets work have co existed for over three decades both claim empirical support and after a brief period of confrontation they continue to co exist today giving quite conflicting signals to policy makers according to the first model the urban labour market consists of a number of spatially defined sub markets so that local unemployment exists primarily because of deficiencies in highly localised demand for labour by this argument unemployment rates remain high in the absence of a renewed supply of appropriate jobs within short commuting distances of the jobless the solution according to this model is to attract private and public sector production into such areas in contrast a second model views the city as a single market in which transactions between labour and capital take place regardless of the location of residence and employment sites according to this perspective the spatial incidence of unemployment simply reflects the residential

intraurban wage gradients evidence by race gender occupational class and sector abstract a general functional form is used to estimate intraurban wage gradients for various groups of workers with 1980 data from the philadelphia detroit and boston metropolitan areas as predicted by the standard monocentric model of urban land use the following results are obtained for most groups of white workers negative and statistically significant wage gradients steeper wage gradients for higher wage earners and an increase in the steepness of wage gradients as the cbd is approached positive wage gradients are not found for black workers despite the fact that suburban employers hire large numbers of these workers who reside within the central city this result is taken as support for the hypothesis that blacks have been disadvantaged by job suburbanization and continued housing market segregation

commuting congestion and employment dispersal in cities with mixed land use abstract for centuries cities have been modeled as having centered employment scarce access to which generates land rent this paper first presents some new empirical evidence that in us cities actual employment turns out to be almost as dispersed as residences this range of urban forms is generated with analytic ease in a model that assumes land can have mixed rather than exclusive use at any location the model has firms trading off a central agglomeration force against the lower wages that accompany shorter commuting distances in peripheral locations at one extreme with very high agglomerative forces employment is approximately centered with long commute distances and high congestion levels at the other extreme lower agglomerative forces lead to employment that is completely dispersed commute distances of zero and the absence of congestion maximizing output minus congestion never leads to a pattern of land mixing where employment is fully dispersed a market model however often does if the mix at each location is based on the relative magnitude of the land rent offered from residential as opposed to commercial uses

a structural model of us aggregate job flows this paper contributes to the analysis of jobs flows dynamics through the explicit modelling of job creations and job destructions we propose a simple matching model extended for endogenous separation and tractable heterogeneity the parameters of the model are estimated using a simulation based estimation method we then test the ability of trade externalities generated by the matching process to i propagate reallocation and aggregate disturbances in the whole labor market and ii generate the observed distribution of aggregate job flows the results clearly indicate that the model is able to match the dynamics of us aggregate job flows copyright 2002 john wiley sons ltd

work location residence location and the intraurban wage gradient abstract the monocentric city model implies that work and residence locations are likely to be positively correlated and that wages decline with distance from the city center the first implication has not been explicitly tested before we provide strong support for it in census data for cleveland columbus dayton detroit indianapolis philadelphia and pittsburgh previous wage gradient estimates were hindered by lack of individual data on employment location and worker characteristics we solve this problem by estimating probit models that predict optimal work location and using the results to explain wages we find evidence of significant wage gradients

intra firm bargaining and shapley values we study two wage bargaining games between a firm and multiple workers we revisit the bargaining game proposed by stole and zwiebel we show that in the unique subgame perfect equilibrium the gains from trade captured by workers who bargain earlier with the firm are larger than those captured by workers who bargain later as well as larger than those captured by the firm the resulting equilibrium payoffs are different from those reported in stole and zwiebel as they are not the shapley values we propose a novel bargaining game the rolodex game which follows a simple and realistic protocol in the unique no delay subgame perfect equilibrium of this game the payoffs to the firm and to the workers are their shapley values

fixed adjustment costs and aggregate fluctuations this paper studies the analytics of a canonical model of xed adjustment costs in the presence of idiosyncratic productivity shocks we provide a novel analytical characterization of the steady state and dynamics of aggregate outcomes implied by the model the dynamics are shown to have an intuitive partial adjustment representation these results are then used to derive a set of approximations to model outcomes in the presence of a small adjustment cost surprisingly these reveal that both aggregate steady state outcomes and aggregate dynamics are approximately neutral with respect to a small xed adjustment cost we show that this neutrality result emerges from a symmetry property in the distributional dynamics of the model and arises even in the absence of general equilibrium adjustment of prices a set of quantitative illustrations con rms these analytical results for parameterizations commonly used in the literature on employment adjustment

interest rate variations mortgage prepayments and household mobility the volatility of interest rates and the deregulation of the mortgage lending sector have meant that many homeowners also own mortgages at terms more favorable than current interest rates this paper presents a model of residential mobility decisions and an empirical analysis that evaluates the importance of the ownership of these mortgages upon the mobility of homeowners the results based upon proportional and nonproportional hazard models indicate that these effects are quite large the empirical analysis distinguishes between different regulatory regimes that govern the assumption of existing mortgages and indicates the implications of these findings for the pricing and valuation of mortgage backed securities copyright 1987 by mit press

equilibrium search unemployment endogenous participation and labor market flows the sustainability of welfare states requires high employment and high participation to raise the tax base to analyze labor supply in a world with market frictions we propose and solve a macro model of the labor market with unemployment and labor force participation as endogenous and distinct states in our world workers decisions of participating are determined by an entry decision and an exit decision a calibration of the model improves the usual representations of labor markets since it quantitatively accounts for the observed flows between employment and nonparticipation the paper investigates also the effect of payroll taxes and unemployment benefits on participation decisions taxes reduce entries and increase exits whereas unemployment benefits at a given job finding rate raise entries and have ambiguous effects on exits jel j2 j6

a theory of wages and labor demand with intra firm bargaining and matching frictions this article provides a model of labor market equilibrium with search and within firm strategic bargaining we yield explicit closed form solutions with heterogeneous labor inputs and capital the solution exhibits overemployment we show that higher relative bargaining power for some groups of workers may lead to overemployment relative to other groups with such other groups being underemployed instead if they have a lower relative bargaining power similarly the hold up problem between capitalists and employees does not necessarily lead to underinvestment in physical capital beyond the neo classical analysis firms are the field of several strategic interactions between capital owners and labor between marginal employees and incumbents and more generally between different groups with various bargaining positions within the firm it is usually considered that the bargaining power of workers entails an employment level that is lower than in a competitive labor market and any increase in the bargaining power of workers raises unemployment these results are true for a wide class of models and notably in the now standard framework to analyze unemployment namely search and matching models of pissarides 2000 however stole and zwiebel 1996a 1996b show that the above results are totally changed in the intra firm bargaining model where employees engage in individual wage negotiation with the firm in fact under the assumption that contract incompleteness does not enable either party to commit to future wages and employment decisions they show that intra firm bargaining yields no rent for employees and gives rise to overemployment compared to a competitive labor market the basic idea of stole and zwiebel is that a firm with a diminishing marginal productivity of labor can decrease the bargained wage which increases in the marginal productivity of labor by raising employment in stole and zwiebel s setting firms overemploy strategically up to the point where workers get their reservation wage

costly search and recruiting a labor market model with costly search and recruiting is constructed it incorporates many features found in other models and provides new insights into the effects of externalities and transaction costs the model possesses a continuum of equilibria some of which may be pareto ranked with different rates of unemployment despite the multiplicity of equilibria comparative statics results are obtained copyright 1987 by economics department of the university of pennsylvania and the osaka university institute of social and economic research association

the effect of home ownership on labor mobility in the netherlands abstract in various macro studies home ownership is found to hamper job mobility and to increase unemployment this paper addresses similar issues but uses a micro econometric framework where both individual job mobility as well as the probability of being homeowner are modeled simultaneously using a panel of individual labor and housing market histories for the period 1989 1998 we estimate a nonparametric model of both job durations and home ownership we do not find homeowners to change less from jobs than tenants instead our results suggest that the housing decision is driven by job commitment and not the reverse we do however find homeowners to be less vulnerable to unemployment

an empirical investigation of intraurban wage gradients abstract intraurban wage gradients have received little attention in the urban literature but have been shown theoretically to be important indicators of the spatial characteristics of urban economic activity this study examines the spatial distribution of wages of five groups of municipal public employees in the chicago smsa negative wage gradients significant at the 0 05 level are found for four of the five labor groups results show that monthly wages decrease on average as much as 24 per additional mile from the city center

unemployment questions and some answers in more or less every country in the oecd unemployment was lower in the decades following the second world war than in any other period of comparable length either before or since for example in britain unemployment has exceeded 5 in every peacetime decade from 1850 onwards except for the 1950s and 1960s alternatively as we can see in table 1 p 779 average unemployment in the 1980s and 90s is higher generally much higher than in the 1960s in every country considered why this is so is one of the questions which underlies this paper a second question which is also illustrated in the unemployment numbers presented in table 1 p 779 concerns the causes of the enormous variation in unemployment rates across the oecd countries as we shall see these are difficult questions the first in particular is one for which we do not have a complete answer by this i do not mean that we do not have theories which are broadly consistent with these numbers in fact we have theories consistent with more or less any numbers what we lack is a satisfactory empirical explanation of the time series pattern of oecd unemployment in what follows we remain focused on these two questions first considering the theoretical background and then looking at some possible answers we finish with some speculative conjectures on the first question

theory ahead of language in the economics of unemployment this paper discusses from the perspective of modern theories of unemployment several unemployment concepts that have been used over the years it argues that many of these concepts are of limited value and are dominated by a few simple concepts that are basic in the analysis of stochastic general equilibrium models

job security provisions and employment european countries have enacted various job security provisions over the last 30 years employers are required to pay workers on separation or to give advance notice of termination in anything less than a perfectly functioning market there are effects of the provisions on employment incumbents are more likely to retain their jobs but new workers are less likely to be hired an examination of the european data suggests that severance pay requirements reduce employment

wage and rent capitalization in the commercial real estate market abstract in this paper we develop three simplified models of the commercial land market within a two center metropolis in each model we focus on how exogenous differences in production costs between centers are capitalized into differences in commercial space rents and wages we show that in a competitive land market wages must account for most of the capitalization as zoning or density regulations limit commercial development at the most advantageous center space rent differences begin capturing more and wage differences less locational value we conclude that the simple application of hedonic theory to the commercial real estate market may be quite misleading

a new look at the determinants of the intrametropolitan distribution of population and employment in this paper we develop an econometric model that relates intra urban employment and population distributions to a variety of explanatory factors the geographical focus is on the united states the results suggest that housing costs and quality are the most important determinants of the population distribution which is the most important determinant of the employment distribution however causation between population and employment runs both ways excerpt

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

unemployment participation and worker flows over the life cycle we estimate and report life cycle transition probabilities between employment unemployment and inactivity for male workers using current population survey monthly files we assess the relative importance of each probability in explaining the life cycle profiles of participation and unemployment rates using a novel decomposition method a key robust finding is that most differences in participation and unemployment over the life cycle can be attributed to the probability of leaving employment and the probability of transiting from inactivity to unemployment while transitions from unemployment to employment the job finding probability play secondary roles we then show that a simple life cycle extension of a three state labor search model with leisure shocks can qualitatively replicate the empirical unemployment and participation life cycle profiles without introducing age or worker heterogeneity in market abilities we conclude that models that seek to explain life cycle work patterns should not ignore transitions to and from inactivity

the structure of urban land prices abstract recognition of the existence of nonlinear land prices has an impact on the measurement of the rate at which land price declines with distance from the urban center it is hypothesized that concave parcel prices have given rise to overly large estimates of the rate of price decline with distance because parcel sizes increase with distance and increased parcel sizes would be associated with lower unit prices as a result of the concavity of the land price function this hypothesis is empirically tested using vacant residential commercial and industrial land sales from within cook county illinois an important finding is that allowing for concavity greatly reduces although it does not eliminate measured rates of price decline with distance

the impact of rental properties on the value of single family residences abstract this study examines the effects that single family rental properties in a residential neighborhood have on the value of single family residences in that area the analysis blends real estate valuation concepts with evidence found in the housing maintenance literature and urban succession theory to develop testable hypotheses regarding the property specific proximity related and neighborhood wide impacts of rental properties on property values the data used to test the hypotheses include the tenure status of 23 119 single family residences and 1 162 single family sales regression results support all three hypotheses although numerous studies on the value impacts of other externalities have been published this is the first study to examine the separation of property rights the results of this study provide additional insights into housing maintenance and also have implications for neighborhood zoning regulations

does collective wage bargaining restore efficiency in a search model with large firms existing search and bargaining models show that firms hire an inefficiently large number of workers we ask whether decentralised collective wage bargaining may result in a second best allocation collective bargaining restores efficiency when the bargained wage is independent of employment conditions that we characterise firms then behave as if collective bargaining was over both wages and employment thus linking the large firm search and bargaining environment to the efficient bargaining model mcdonald and solow 1981 under more realistic conditions workers can bargain for a share of output so that the wage is then a function of employment in equilibrium firms are too large and firm entry is inefficient

the substitution between moves and quits if a worker s workplace and residence locations do not maximize utility quits and moves are substitutes a quit or a move alone is more likely than both together records of a single company confirm this simultaneous bivariate probit estimates of move and quit behavior demonstrate that uncontrolled shocks to quits and moves are negatively correlated furthermore when the company relocated from the central business district to a suburb of its metropolitan area the occurrence of either a quit or a move virtually precluded the occurrence of the other among employees whose journeys to work were lengthened by the relocation copyright 1991 by royal economic society

intra urban wage variation employment location and commuting times abstract theory predicts that within a metropolitan area employers located where there is difficult commuting will have to compensate their workers with appropriately higher wages this should hold whether one is comparing central city work locations with those at the fringe or simply differences between suburban edge cities in the longer run if employers are concerned primarily with labor costs firm mobility should equalize wages or else agglomeration economies must exist to sustain the differences using microdata from the 1990 census for 2 large metropolitan areas in the u s wage equations are estimated for urban workers allowing for different wage levels depending on zone of employment the results show that observationally equivalent workers have wages that vary substantially across employment zones within a metro area and that this variation is strongly and significantly correlated with the average commute time of the workers employed in that zone these results hold across several different econometric specifications wages and average travel times also are found to be highly correlated with the aggregate number of workers in each zone but are not affected by zone employment specialization thus there is inconclusive evidence as to whether wage commuting cost differences result from equilibrium agglomeration effects or from a disequilibrium distribution of employment

a european cross country comparison of the impact of homeownership and transaction costs on job tenure de graaff t and van leuvensteijn m a european cross country comparison of the impact of homeownership and transaction costs on job tenure regional studies this paper looks at the impacts across european countries of homeownership and transaction costs on job tenure the analysis is based on a representative household sample of fourteen european countries covering the period 1994 2001 these data are merged with country specific transaction tax data and aggregate homeownership rates similar to previous microeconomic studies the results indicate that homeownership reduces job mobility as well as the probability of becoming unemployed or economically inactive it is found however that this effect is severely mitigated by two factors first it decreases when aggregate homeownership rates are higher thus homeowners have larger job tenures but more so in countries with low homeownership rates second transaction costs on the housing market are positively associated with the probability of becoming

the choice of functional forms for hedonic price equations comment abstract rosen 13 freeman 4 halvorsen and pollakowski 6 and others have stressed that economic theory does not suggest an appropriate functional form for hedonic price functions 1 it consequently is reasonable to try several functional forms and utilize the multiple regression equation with the best performance in this spirit halvorsen and pollakowski 6 recommend using the box cox flexible functional form for hedonic analysis and measuring best performance with a goodness of fit test the box cox methodology has also been adapted in hedonic studies by goodman 5 linneman 10 blomquist and worley 1 and eberts and gronberg 3 2 the box cox is particularly suited for testing functional forms because many familiar forms such as semilog log linear and translog are subsets of the flexible box cox permitting nested hypothesis testing in this note we illustrate that the formal hypothesis testing advantage of the box cox functional form is purchased at the expense of other important goals the goal of most hedonic studies is to estimate the prices of the characteristics to measure the response to changes in the prices and or to predict future expenditures using a best fit criterion to choose functional forms does not necessarily lead to more accurate estimates of characteristic prices in fact the large number of coefficients estimated with the box cox functional form reduces the accuracy of any single coefficient which could lead to poorer estimates of specific prices second because any negative number raised to a noninteger real power is imaginary the traditional box cox functional form is not suited to any data set containing negative numbers third the box cox functional form may be inappropriate for prediction since the mean predicted value of the untransformed dependent variable need not equal the mean of the sample upon which it is estimated the predicted untransformed variable housing value will be biased the predicted untransformed dependent variable may also be imaginary fourth the nonlinear transformation results in complex estimates of slopes and elasticities which are often too cumbersome to use properly we discuss each of these drawbacks and quantify them when possible in the remainder of this note

home ownership job duration and wages we investigate the impact of home ownership on individual job mobility and wages in denmark we find that home ownership has a negative impact on job to job mobility both in terms of transition into new local jobs and new jobs outside the local labor market in addition there is a clear negative effect of home ownership on the unemployment risk and a positive impact on wages these results are robust to different strategies for correcting for the possible endogeneity of the home owner variable

search wage bargains and cycles in this paper i describe an equilibrium model of job matchings with perfect foresight that has the following property the number of people looking for work changes temporarily when there is a temporary shock to the value of labour s marginal product it does not change when the shock is permanent by contrast real wages change temporarily by a small amount when the shock is temporary but change permanently and by a bigger amount when the shock is permanent thus the model offers an explanation for the observation that over the cycle small wage changes are associated with changes in unemployment whereas secularly wage growth does not seem to affect the rate of unemployment the two most common explanations for this observation in the literature the phelps lucas misperceptions model and the lucas rapping intertemporal substitution model are well grounded in equilibrium theory but they have not stood up well to empirical testing the misperceptions model requires more ignorance of aggregate changes than can be reasonably assumed whereas the intertemporal substitution model requires bigger wage elasticities of labour supply than those estimated in the model of this paper neither misperceptions nor changes in the supply of labour play a role in generating the unemployment cycle all agents observe the shocks when they occur and they anticipate correctly the economy s adjustment path but like the new classical explanations of the cycle the model is an equilibrium one in the sense that all private gains from trade are fully exploited at all phases of the cycle although the social gains from trade may not be fully exploited because of search externalities the cycle i derive here is not due to externalities unlike other related perfect foresight models such as diamond s 1982a the structure of the model is such that the externalities do not give rise to multiple equilibria the key element of the model which is responsible for the transmission of output shocks to unemployment is the equation for wages in markets where the allocation of jobs takes place through search both firms and workers have some monopoly power a point emphasised by mortensen 1970 though he attributed only temporary monopoly power and only to firms i use the nash bargaining solution to solve for the equilibrium wage rate and show that the firm s and worker s alternative returns threat points or

informality in developing economies regulation and fiscal policies abstract this paper proposes a unified theoretical framework where formal and informal firms coexist and face the same type of product and labor market imperfections they have monopoly power in the goods market they are subject to matching frictions in the labor market and wages are determined by bargaining between large firms and their workers through either individual or collective bargaining our model matches the main stylized facts on informality for developing countries and appears to be a good candidate for policy analysis in this framework we study the impact on informality wages and unemployment of policies that may be used to reduce informality we consider changes in product market regulation pmr and in two types of fiscal policies labor taxes and formality enforcement we find that lessening pmr decreases informality and unemployment simultaneously indicating that there is not necessarily a tradeoff between informality and unemployment the tradeoff appears when fiscal policies are used though moreover the impacts of pmr on unemployment and on wages are larger under collective than individual bargaining with respect to wage inequality lessening pmr reduces it while lower taxes tend to increase the formal sector wage premium

employment and hours of work abstract this paper develops a dynamic model of the labor market in which the degree of substitution between employment and hours of work is determined as part of a search equilibrium each firm chooses its demand for working hours and number of vacancies and the earnings profile is determined by nash bargaining the earnings profile is generally nonlinear in hours of work and defines the trade off between employment and hours of work concave production technology induces firms to overemploy and as a result hours of work are below their optimal level the hosios condition is not sufficient for efficiency when there are two industries workers employed by firms with higher recruitment costs work longer and earn more that is good jobs require longer hours of work interestingly technology differentials cannot account for working hours differentials