the demand for housing in sweden equilibrium choice of tenure and type of dwelling abstract most studies of housing demand and tenure choice only identify two modes of tenure owner occupied one family houses and rental apartments furthermore they are typically based on a cross section across all households in this study we use recent swedish data to overcome these weaknesses we identify owner occupied apartments coop shares as a third mode of tenure and show that this should be treated separately we also use information about the household s own assessment of its probability of moving during the next year we demonstrate that it makes a large difference if likely movers are eliminated from the sample

housing choices and uncertainty the impact of stochastic events abstract in our model a household recognizes that family size is stochastic when making its tenure and housing consumption decisions it also recognizes that initial choices constrain later behavior because they affect the amount of savings simulations of the model show that housing consumption and the duration of stay in a residence are sensitive to whether the realization of the stochastic event is the expected value based on this observation we suggest that empirical housing studies should include both the expected and realized values of stochastic explanatory variables we find few behavioral responses to changes in the variance of an uncertain event even though increased uncertainty is passed through to after tax income and the user cost of owning a notable exception is that if a household knows that a change in an influential variable will occur but it does not know the direction of change it is more likely to rent initially

commutes neighborhood effects and earnings an analysis of racial discrimination and compensating differentials abstract recent tester studies indicate that minority workers face restricted residential and employment opportunities because of racial discrimination in housing and labor markets these restrictions may create a spatial mismatch between where urban minorities reside and where metropolitan area jobs are located resulting in reduced proximity of minority workers to jobs prior studies of racial discrimination and urban spatial mismatch however have paid little attention to the possibility that differences in employment commutes may be partially offset by compensating variations in neighborhood amenities quality adjusted house prices and earnings such effects could help to mitigate the impact of discrimination on minority workers using a unique subset of the 1985 and 1989 american housing surveys we estimate a fixed effects commute time model that controls for quality adjusted house prices neighborhood amenities and earnings results indicate that although blacks have longer commutes than comparably skilled white and asian workers roughly one third of the estimated difference is offset by neighborhood amenity and housing price differentials however even after controlling for neighborhood fixed effects and earnings educated black workers have significantly longer commutes than comparably skilled asian and white workers additional findings indicate that regardless of race household mobility is an important mechanism through which the market attains a spatial equilibrium providing further support for arguments that restricted proximity to residential opportunities and jobs reduces the economic welfare of minority households

the new role for the world bank the world bank was founded to address what we would today call imperfections in international capital markets its founders thought that countries would borrow from the bank temporarily until they grew enough to borrow commercially nac 1946 p 312 black 1952 some critiques and analyses of the bank are based on the assumption that this continues to be its role for example some argue that the growth of private capital flows to the developing world has rendered the bank irrelevant however we will argue that modern analyses should proceed from the premise that the world bank s central goal is and should be to reduce extreme poverty and that addressing failures in global capital markets is now of subsidiary importance the bank s stated goal is reducing poverty the overwhelming majority of bank subsidies from its shareholder countries go to the international development association ida its arm for making grants and highly concessional loans to the lowest income countries the bank s greatest impact comes from its role in the dramatic policy changes many developing countries have undertaken in multiple sectors that most economists would consider likely to reduce poverty either by increasing growth or promoting equity why might donor countries choose to work through an international organization to advance the goal of reducing poverty effective aid often involves

user cost changes unemployment and home ownership evidence from spain this paper develops a macroeconomic model that permits analysis of the relationship between unemployment and home ownership rates using aggregate data at the provincial level within spain besides other influential variables such as the changes of the relative user costs of owning and renting or household life cycle attributes the model constructed permits the authors to question the evidence of oswald nickell and layard and partially of green and hendershott that home ownership leads to higher unemployment the results point out that taking into account the simultaneity determination issue and reducing the omitted variable bias a higher unemployment discourages home ownership

the role of permanent income and demographics in black white differences in wealth we explore the extent to which the large race gap in wealth can be explained with properly constructed income and demographic variables in some instances we explain the entire wealth gap with income and demographics provided that we estimate the wealth model on a sample of whites however we typically explain a much smaller fraction when we estimate the wealth model on a black sample using sibling fixed effects models to control for intergenerational transfers and the effects of adverse history we find that these factors are not likely to account for the lower explanatory power of the black wealth models our analysis of growth models of wealth suggests that differences in savings behavior and or rates of return play an important role

supply side interventions and redistribution we evaluate the eect on welfare of shifting the burden of capi tal income taxes to labor taxes in a dynamic equilibrium model with heterogeneous agents and constant tax rates we calibrate and simu late the economy we nd that lowering capital taxes has two eects i it increases e ciency in terms of aggregate production and ii it redistributes wealth in favor of those agents with a low wage wealth ratio when the parameters of the model are calibrated to match the distribution of income in terms of the wage wealth ratio the redis tributive eect dominates and agents with a high wage wealth ratio would experience a large loss in utility if capital income taxes were eliminated

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

counterfactual decomposition of changes in wage distributions using quantile regression we propose a method to decompose the changes in the wage distribution over a period of time in several factors contributing to those changes the method is based on the estimation of marginal wage distributions consistent with a conditional distribution estimated by quantile regression as well as with any hypothesized distribution for the covariates comparing the marginal distributions implied by different distributions for the covariates one is then able to perform counterfactual exercises the proposed methodology enables the identification of the sources of the increased wage inequality observed in most countries specifically it decomposes the changes in the wage distribution over a period of time into several factors contributing to those changes namely by discriminating between changes in the characteristics of the working population and changes in the returns to these characteristics we apply this methodology to portuguese data for the period 1986 1995 and find that the observed increase in educational levels contributed decisively towards greater wage inequality copyright 2005 john wiley sons ltd

safe and satisfied external effects of homeownership in rotterdam the article analyses the impact of homeownership on neighbourhood safety and neighbourhood satisfaction using a unique panel dataset for the city of rotterdam the results show that there are significant but economically small effects of homeownership on safety and satisfaction moreover the relation between ownership and satisfaction is significantly moderated by neighbourhood safety the paper examines whether the marginal impact of increases in homeownership on external effects diminish once ownership levels are higher according to the data this seems to be the case the results are robust to alternative specifications the findings provide insights for the evaluation of housing market policies that subsidise or stimulate homeownership

a model of rental and owner occupied housing abstract a complete model of owner occupied and rental housing is developed the model allows for the endogenous determination of rents the user cost of owner occupied housing and housing tenure choice by individuals in the short run structure prices are endogenous while in the long run the size of the housing stock adjusts to equate structure prices to exogenous construction costs comparative static results emphasize the importance of marginal tax rates and distinguishing between the short and long run for a complete understanding of the impacts of inflation on housing markets

government policies and household mobility behaviour in singapore this paper provides a rigorous study on the change in central provident fund cpf policy in singapore on 1 september 2002 on household mobility in general and on the affordability and accessibility of potential home buyers in particular the change brought about increased accessibility but reduced affordability for home buyers the latter has an impact on the shortfall months which are positively related to changes in mortgage rate mortgage term and property price and negatively related to the amount of cpf available for home purchases further the low critical price that households can afford without experiencing any shortfall implies that the majority of public and private home buyers will be affected by the policy change consequently the improvement in accessibility by allowing the use of cpf for downpayment may stimulate demand at the cost of higher financial risk to home buyers and mortgage lenders

the impact of transaction costs and the expected length of stay on homeownership abstract economic theory suggests that an increase in the expected length of stay in a dwelling increases the probability of a household choosing to own a house rather than rent this hypothesis is derived from recognition that there are substantial transaction costs associated with homeownership and increased expected time in the home reduces the annualized transaction cost using a military data set we confirm that expected length of stay in a dwelling and the transaction costs of selling are very important to the ownership decision our best estimate of the transaction costs of selling a home are the sum of 3 of house value and 4 of household earnings

credit rationing and the demand for owner occupied housing abstract this study applies cross sectional data to test whether default risk induced credit constraints affect the demand for owner occupied housing credit constrained households are argued to exhibit different elasticities of demand for housing than less constrained households housing demand elasticities are then estimated separately for households obtaining va insured and non va loans the government guarantee on va loans insures lenders against default enabling lenders to apply easier nonprice terms of credit results indicate that observed demand elasticities differ significantly across va and conventional mortgage holders that marginal changes in credit constraints affect housing demand and that fha financing mitigates the effect of mortgage constraints

a frontier approach to measuring the effect of market discrimination a housing illustration one area of particular interest to analysts and policymakers concerned with poverty and discrimination has been the housing market since world war ii housing has been a focus for antipoverty policies and therefore an area in which discrimination could not be tolerated however even though the civil rights act of 1968 expressly prohibits the offering of housing to nonwhites at terms that are different than those afforded whites it has been clearly demonstrated that discrimination continues to be a real problem in both the rental and owner occupied segments of the housing market 17 as james heilbrun points out in his summary of the 1977 survey of housing market practices conducted by the department of housing and urban development

new evidence on the link between housing environment and children s educational attainments abstract there is extensive literature that posits the hypothesis that a better housing environment enhances a child s educational attainment however there is little causal evidence demonstrating the presence of this effect in this study we examine the effect of housing environment on a child s educational attainment using census files covering the entire population of taiwan because the taiwan census data contains unique address information for every household we try to control the neighborhood effect and unobserved family heterogeneity by comparing a child with his peers of the same age cohort in the same neighborhood after accounting for tens of thousand area dummies the chance of high school enrollment for teens aged 16 and 17 and college enrollment for young adults aged 19 and 20 is found to be positively correlated with an increase in floor space an increase in residential stability and with homeownership but negatively correlated to an increase in housing crowdedness and an increase in building age among these housing variables residential stability and homeownership are the ones generating the largest positive effects on the child s schooling

the community reinvestment act and mortgage lending to lower income borrowers and neighborhoods abstractthis paper evaluates the community reinvestment act cra a law mandating that banks help meet the credit needs of lower income households and neighborhoods to measure the effect of the law on lending to targeted groups since 1994 i take advantage of discontinuous targeting rules and abrupt changes in target status on average the cra appears to have had little impact on mortgage lending even during the mid 2000s when lending to lower income areas nevertheless soared i do find a significant effect during the late 1990s and early 2000s in large metropolitan areas when and where the cra may have been most binding i use this episode to test the effect of the cra on overall mortgage availability that is lending by both regulated and unregulated institutions the results are consistent with the notion that government intervention in credit markets may be justified on the grounds that information externalities exist and can depress credit supply

income taxes and housing this paper presents new estimates of the distributional impact of special income tax provisions relating to housing it also discusses possible secondary effects of these tax factors resulting from adjustments in the returns to capital shifts in investment and changes in the housing stock the tax benefits to homeowners are shown to be

an econometric analysis of choice of mortgage design in the united kingdom the research seks to better understand the choice of mortgage design by households in the united kingdom family expenditures survey data is used to test the various hypotheses on the determinants of the choice between an endowment and a repayment mortgage a bivariate probit model with sample selection is estimated to detect any likely selectivity bias arising out of tenure choice the theoretical modelling reflects the behaviour of liquidity constrained households comparing comparative periodic mortgage costs and households concerned with the oppurtunity cost of equity in a property actual choices appear to reflect the impact of nominal interest rates income and cash flow considerations there is little direct evidence that the choice of mortgage repayment vehicle is motivated by portfolio design there is some tentative evidence of supply side pressure on endowment mortgage take up

depreciation of housing capital maintenance and house price inflation estimates from a repeat sales model abstract the rate at which physical capital depreciates is fundamental to investment in the economy nevertheless although housing capital accounts for one third of the total capital stock the rate at which housing capital depreciates has only rarely been directly estimated in part because prior studies do not control for maintenance for that same reason widely publicized measures of house price appreciation overstate the capital gain from homeownership using data from the american housing survey we examine these issues over the 1983 to 2001 period results indicate that gross of maintenance housing depreciates at roughly 2 5 percent per year while net of maintenance housing depreciates at approximately 2 percent per year moreover although the typical home appreciated at an annual real rate of roughly 0 75 percent after allowing for depreciation and maintenance the average homeowner experienced little capital gain

the future of the imf in spite of significant institutional and macroeconomic reforms over the last decade or two capital flows to developing economies remain highly volatile in 1996 net private capital flows to emerging markets reached us 230 billion by 1997 these flows had been cut in half by 1998 halved again and after a mild recovery during 1999 flows fell in 2000 and 2001 to slightly over one tenth the level of 1996 with the exception of developing asia 2002 does not look much rosier see international monetary fund 2002 p 12 table 1 3 the economic political and social costs of these large swings in capital flows are enormous the most vivid examples are seen in the economies that experience deep crises including since 1997 thailand indonesia malaysia korea russia brazil turkey and argentina while in many instances there are important domestic deficiencies behind these reversals there is also a well founded sense that international financial markets often exacerbate the problem it is not surprising then that as with the debt crisis of the early 1980 s and the mexican crisis of the 1990 s this new wave of crises has led to innumerable calls for deep reform to these markets nowhere is this more apparent than in the design of new rules of engagement for the international monetary fund the important work of multiple official and unofficial commissions leveraged by its own rethinking promises to transform this institution from the ground up in a nutshell most experts agree that the international monetary fund should be much more focused transparent predictable and quick in its interventions and its role limited to surveillance pre crisis and lenderof last resort bankruptcy court during crises activities this seems right i believe however that by focusing almost exclusively on the needs of countries undergoing deep crises highly illiquid and bankrupt economies these reform proposals have left unaddressed a significant fraction of the costs associated with capital flows reversals an important share of these costs are borne by countries that experience deep contractions but do not undergo full blown crises and much of the cost experienced by those countries that do fall into deep crises is experienced well before the open crisis phase develops often the latter is just the final stage of a prolonged and politically thorny economic period of sharply reduced access to international capital markets surely the anticipation of more orderly resolution and access to a few credit lines should the open crisis phase arrive would by backward induction eliminate some of the costs that precede these events as well but this benefit is indirect only and relies on a chain of reasoning that requires more rationality and trust in the new system discussants stanley fischer citigroup allan meltzer carnegie mellon university jeffrey sachs columbia university nicholas stern world bank

permanent and transitory income in models of housing demand abstract permanent income has for some time been recognized as the appropriate income variable for models of housing demand this paper examines a recently developed model wherein permanent and transitory income are considered to be the fitted and residual components respectively of a regression of actual income on several household characteristics an important caveat for these models is pointed out one logical remedial strategy is shown to result in underidentification for the coefficient on permanent income however the technique uncovers a tangential result which summarizes why an alternative class of models can be expected to underestimate income elasticities

mortgage lending in boston interpreting hmda data the home mortgage disclosure act was enacted to monitor minority and low income access to the mortgage market the data collected for this purpose show that minorities are more than twice as likely to be denied a mortgage as whites yet variables correlated with both race and creditworthiness were omitted from these data making any conclusion about race s role in mortgage lending impossible the federal reserve bank of boston collected additional variables important to the mortgage lending decision and found that race continued to play an important though significantly diminished role in the decision to grant a mortgage copyright 1996 by american economic association

measuring the external benefits of homeownership abstract the subsidization of homeownership is justified on efficiency grounds only to the extent that it provides benefits to people other than the homeowner we use the clustered neighborhoods subsample in the american housing survey to measure that benefit in the form of higher housing prices in neighborhoods with higher ownership rates and lower vacancies we attempt to account for unobservable neighborhood and house attributes that may be correlated with occupancy and ownership through instrumental variables switching regressions and panel methods estimates indicate that a housing transition from renting to owning creates approximately 1300 in measured benefits

old homes externalities and poor neighborhoods a model of urban decline and renewal abstract this paper investigates urban decline and renewal in the united states using three panels that follow neighborhoods on a geographically consistent basis over extended periods of time findings indicate that change in neighborhood economic status is common averaging roughly 13 percent per decade roughly two thirds of neighborhoods studied in 1950 were of quite different economic status fifty years later panel unit root tests for 35 msas indicate that neighborhood economic status is a stationary process consistent with long running cycles of decline and renewal in philadelphia county a complete cycle appears to last up to 100 years aging housing stocks and redevelopment contribute to these patterns as do local externalities associated with social interactions lower income neighborhoods appear to be especially sensitive to the presence of individuals that provide social capital many of the factors that drive change at the local level have large and policy relevant effects

the term structure of interest rates with housing abstract this paper develops a general equilibrium model to study the link between the amount of capital invested in housing assets and the term structure of interest rates in the model the production of housing assets is irreversible and housing assets can be used as collateral for borrowing funds agents decisions about consumption and investments in housing and non housing assets generate a time varying market price of risk that drives the dynamics of the term structure the calibration to u s data using the simulated method of moments technique captures the dynamics of consumption and the short and long term interest rates

moving costs and housing demand abstract several recent housing demand studies use samples of recent movers based on the presumption that only such households are on their demand curves we find contrary to this presumption that the absolute values of the residuals from a standard housing demand equation fall with duration in the present dwelling this shows that the correlation pattern between housing and the explanatory variables at the moving date does not correspond to the average pattern over a typical housing spell we interpret this as evidence of forward looking behavior and show how it may be handled in econometric work with cross section samples

a simple model of primary commodity price determination 1900 80 this article specifies and estimates a model of the determination of the real price of primary commodities over the period 1900 to 1980 the empirical evidence reported in the article suggests that the long run behaviour of real commodity prices is significantly influenced by both demand and supply side forces as represented by the level of world production and a distributed lag of previous real prices respectively

mobility and redistribution the ability of individuals to move freely from one jurisdiction to another is generally seen as a constraint on the amount of redistribution that each jurisdiction within a system of governments can undertake in this paper we look at this proposition by developing a positive analysis of income redistribution by local governments in a federal system we ask how much redistribution occurs when only local governments can have tax transfer instruments individuals can move freely among jurisdictions and voters in each jurisdiction are fully aware of the migration effects of redistributive policies local redistribution is shown to induce sorting of the population with the poorest households located in the communities that provide the most redistribution while the threat of out migration affects the potential for redistribution our results suggest that significant local redistribution is nonetheless feasible numerical computations indicate that the proportion of residents who are renters is a major factor affecting the local choice of level of redistribution

an econometric model of housing price permanent income tenure choice and housing demand abstract this paper addresses the determination of housing price permanent income tenure choice and housing demand full housing demand elasticities incorporate the interactive effects among the four stages of the model price and income have major effects in the tenure choice equation sociodemographic variables such as age have complex effects that may be lost in simpler forms of estimation

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

homeownership neighbourhood characteristics and children s positive behaviours among low and moderate income households using data on low to moderate income households in the us community advantage program survey this paper examines homeownership neighbourhood characteristics and the interaction between the two on

residential mobility and social capital abstract this paper empirically investigates the role of social capital in households residential mobility behavior by considering its spatial dimension this study focuses on a household s social ties with people living nearby which we refer to as its local social capital local social capital may deter residential mobility because the resources stemming from them are location specific and will be less valuable if a household moves we conjecture that a household s possession of local social capital has a negative effect on its residential mobility and this negative effect of local social capital may be stronger on long distance mobility than on short distance mobility our empirical investigation is based on data from the panel study of income dynamics we obtain evidence which is supportive of these conjectures

dynamic modeling of housing tenure choice abstract in this study a dynamic random effects simultaneous equation model is developed to model household tenure choice decision the novelty of the study lies in accounting for the dynamic aspects of housing tenure mode namely a move is prerequisite to a change in tenure mode and they are determined jointly expected mobility and tenure choice are interdependent decisions and tenure choice may be state dependent i e taste for ownership acquired or reinforced through the experience of being an owner in addition unobservable household heterogeneity is controlled by imposing a random effects specification the estimation is based on panel data from the psid using the method of maximum simulated likelihood

estimating demand for owner occupied housing subject to the income tax the federal income tax code includes several provisions which benefit homeowners first the imputed rent from the ownership of a house is not incorporated into a household s taxable income second mortgage interest and property tax payments are tax deductible finally capital gains go untaxed if they are reinvested these provisions reduce the effective price of housing services by reducing the factor prices for land and structure but they do not reduce the price of operating inputs nor do they necessarily reduce the prices of land and structure proportionately thus they alter the optimum factor input combinations in the production of owner occupant housing services by influencing relative factor prices the homeowner tax provisions also increase effective income if the deductions and exclusions are large enough to shift the households into a lower tax bracket in this case the household receives an effective income transfer in the amount of income saved by not having to pay taxes at a higher rate few attempts at quantifying owner occupant demand behavior have systematically incorporated federal income tax provisions none have considered the effects of these provisions on housing service production behavior maisel et al 121 conducted a study in which income but not price was adjusted for taxes while straszheim 21 using household interview data made an adjustment to the gross price of housing without adjusting income in an analysis of the welfare effects of owner occupant tax benefits laidler l l acknowledges that taxes alter both price and income but uses an estimate of price elasticity which does not incorporate income tax provisions rosen 18 191 however has adjusted both price and income for taxes in a recent estimation of housing demand while rosen s work represents a

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

the future of the imf and world bank panel discussion i it undertakes surveillance of the global economy and the economies of its members reporting to its membership most of these reports are published ii it provides technical assistance to its members the fund staff draws on an unparalleled range of experience about what has worked in practice and this assistance is generally regarded as highly valuable iii it serves in the words of the articles of agreement as a permanent institution which provides the machinery for consultation and collaboration on international monetary problems virtually all international monetary problems end up for discussion and often for implementation in the imf iv it lends to its member countries

a note on the benefits of homeownership abstract this brief note adds to recent work that attempts to identify externalities associated with homeownership the results suggest that some of the homeownership effect found by green and white is driven by family characteristics associated with homeownership especially residential stability however as much as homeownership increases residential stability it appears to be correlated with higher school attainment attempts to control for endogeneity cannot eliminate this finding

a residence time model of housing markets abstract this paper estimates a semi markov model of housing markets in which families move from one home to another spend a random amount of time in each home and choose whether to own or to rent at each move limiting conditions of the semi markov process are used to characterize the steady state frequency of owner occupied housing and to simulate the impact of changes in housing tax policy this approach differs markedly from previous studies of housing tax policy which focus on the entire population as opposed to the movers and ignore the effect of household residence times see king 1980 rosen 1979 white and white 1977 or laidler 1969 residence times further influence the analysis by affecting the relative cost of owning to renting in the tenure choice model homeowners pay legal and realtor fees at the time they move out of their homes which renters do not have to pay the discounted value of these fees declines with length of stay and provides a structural explanation of why families with longer residence times have a greater propensity to own results from the empirical analysis suggest that the semi markov model closely predicts conditions in the united states and provide important insights into the effects of housing tax policy residence times are also found to influence household tenure choice through their impact on the discounted legal and realtor fees paid by homeowners

owner occupied housing capital gains and the tax reform act of 1986 abstract previous homeowners face a nonlinear kinked budget constraint because they can avoid paying tax on the capital gain from the sale of their home if they purchase a more expensive home when they move simulation results suggest that the tax reform act of 1986 tra86 has enhanced the importance of the capital gains kink by raising the after tax cost of housing through lower marginal income tax rates while increasing the tax rate on capital gains as a result a reduction in the capital gains tax rate would reduce housing demand as some families currently at the kink would buy a less expensive home our findings also indicate that the level of excess burden increases with the capital gains tax rate but that tra86 reduced the size of implicit price subsidies received by owner occupiers and related deadweight loss by roughly one half however the distribution of benefits and deadweight loss from the favorable tax treatment of housing remains heavily weighted to higher income families in addition the size of the implicit housing subsidy and related distortion is sensitive to the level of mortgage rates

the socioeconomic impact of shared appreciation mortgages on borrowers empirical evidence from south australia shared appreciation mortgages sams realign traditional incentives in the lender borrower relationship by substituting future capital gains for interest income this makes them a potentially innovative solution to affordability and other homeownership crises taxation and regulatory barriers have impeded sam development limiting empirical studies of their impact on households this has not been the case in south australia where state government implementation of sams has made available a unique and detailed dataset of low income sam financed households examining this population it is found that sam borrowers benefit from increased budgetary expenditure on discretionary items following take up while simultaneously saving on some non discretionary items relative to a control sample furthermore sam homeownership also seems associated with increased borrower levels of neighbourhood satisfaction and community involvement overall these results indicate that sam financed homeownership leads to changes in borrower behaviour and deserves further consideration by the housing industry and research community

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

racial differences in homeownership and housing wealth 1970 1986 racial differences in homeownership and housing wealth 1970 1986 black couples are found to own a disproportionately low share of aggregate housing wealth in the united states because they are less likely than whites to be homeowners and because black owned houses have lower market values than white owned houses probability of ownership and house value equations corrected for selectivity bias are estimated with national data for 1970 1980 and 1986 trends in racial differences in homeownership and house value are identified and reasons for their existence are investigated i introduction the wage gap between blacks and whites has been the subject of many labor market studies during the last two decades these studies spawned similar analyses of racial differences in other markets such as housing concern over the black white differential in economic well being continues today with recent attention focusing on the wealth gap between blacks and whites andrew brimmer 1988 points out that blacks owned only 3 0 percent of accumulated wealth in the united states in 1984 even though blacks received 7 6 percent of total money income that year and they comprised 11 percent of all households 1 the equity accumulated in homes constituted the most important form of wealth held by blacks but even so the black share of home equity was only 4 4 percent of the total the value of black owned housing will be disproportionately low if a blacks are not as likely as whites to own homes and b blacks houses are relatively less valuable than whites houses in this paper we investigate both of these possibilities with national data on black and white households covering the period 1970 86 2 existing research has concentrated primarily on racial differences in the probability of homeownership with an eye toward determining the extent of discrimination 3 at least two prominent congressmen joseph kennedy of massachusetts and henry gonzalez of texas have charged that government regulators routinely allow discrimination in home mortgage lending because most studies have relied on data from the 1960s and early 1970s often covering only certain metropolitan areas no reliable estimates of the national trend in black homeownership and housing market discrimination during more recent years exist the question of how much housing blacks consume relative to whites given the decision to own has received only scant attention in the literature yet both decisions influence wealth distribution our study compares the racial differentials in these two dimensions of the housing choice ownership and value a basic hypothesis of the paper is that house value differentials by race will be larger than homeownership differentials by race since the factors that determine house prices are more numerous and probably more susceptible to discriminatory influence than the conditions that influence the decision to own rather than rent ii a model of the homeownership choice this section describes a model of the homeownership decision that can be applied to available data the model is similar to those of previous studies in that it relates the probability of owning a home to several explanatory variables reflecting economic demographic and locational characteristics of the household it differs in an important respect however in that it is estimated on a sample that contains only husband and wife households 4 most earlier studies that have used samples drawn from the entire population have controlled for different household types e g single female headed widowed by means of dummy variables this procedure generally constrains the impact of race on the housing choice to be equal for all household types in addition mcdonald 1974 has pointed out that the current values of variables such as income and labor market activity are more apt to misrepresent their permanent levels for single person or female headed households

what are the social benefits of homeownership experimental evidence for low income households abstract we estimate the social benefits of homeownership using an exogenous instrument based on randomly assigned treatment status from a field experiment that subsidized saving for home purchase for low income renters through individual development accounts idas this approach attempts to eliminate the potential correlation present in previous analyses between unobserved individual characteristics leading to homeownership and traits leading to provision of social capital or local amenities consistent with previous work we show that homeownership positively affects political engagement in simple probits instrumental variable probits however show no impact of homeownership on political involvement iv results for other social outcomes are less conclusive the analysis suggests that with the use of an exogenous instrument it is possible to generate results that are different from the previous literature our results also suggest that being eligible to open an ida did not spur households to provide more social capital or local amenities

do urban neighborhoods benefit from homeowners evidence from housing prices homeownership is heavily subsidized in most countries the adverse effects of this policy on economic efficiency and income distribution are well documented in the economics literature the main argument in favor of subsidizing homeownership is that it creates positive externalities that offset these adverse effects in this paper we test whether homeowners create positive externalities that capitalize into housing prices in multi storey buildings using semi parametric hedonic regressions with and without instrumental variables we find no evidence of positive externalities although the results with instrumental variables are somewhat imprecise this result is robust to several sensitivity checks and to a relaxation of the identification assumptions of our instrument using set identification

the long run behavior of the relative price of primary commodities statistical evidence and policy implications abstract this paper is concerned with both the statistical and policy issues surrounding the long run behavior of the ratio of primary commodities prices to those of manufactured goods seen as a measure of the barter terms of trade between primary producers and the producers of manufacturers the statistical evidence reported is found to offer support for the secular deterioration hypothesis the policy implications of this finding for less developed countries are explored

cross sectional estimation of a simultaneous model of tenure choice and housing services demand abstract in this paper we analyze the demand for housing services integrating into a single analysis a systematic treatment of several important conceptual and empirical issues our three major objectives are to 1 evaluate the empirical importance of the simultaneity between the tenure choice and consumption level decisions 2 analyze the relationship between household type and housing demand and 3 present new estimates of the parameters of housing demand which are based on detailed microdata in the process we derive and estimate overall income and price demand elasticities which incorporate the impacts of income and price on both the tenure choice and consumption level decisions

alternative value estimates of owner occupied housing evidence on sample selection bias and systematic errors abstract numerous econometric models have used various estimates of housing value as dependent variables the three most common measures in order of descending popularity have been homeowner estimates sales price and assessed value each of these measures has limitations the use of sales price can cause sample selection bias while owner and tax assessor estimates are subject to measurement error this study investigates the magnitude of the selection bias associated with sales price samples and whether the errors in owner and assessor estimates are systematically related to independent variables typically included in estimated equations our most important conclusion is that the use of owner estimates may cause bias in the estimated coefficients on many independent variables

spatial versus social mismatch the aim of this paper is to provide a new mechanism based on social interactions explaining why distance to jobs can have a negative impact on workers labor market outcomes especially ethnic minorities building on granovetter s idea that weak ties are superior to strong ties for providing support in getting a job we develop a model in which workers who live far away from jobs choose to have less connections to weak ties because of the lack of good public transportation in the us it is costly both in terms of time and money to commute to business centers to meet other types of people who can provide other source of information about jobs if distant minority workers mainly rely on their strong ties who are more likely to be unemployed there is then little chance for them of escaping unemployment it is therefore the separation in both the social and physical space that prevents ethnic minorities from finding a job

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

estimating and decomposing changes in the white black homeownership gap from 2005 to 2011 this study evaluates the effects of the recent us housing bust on the white black homeownership gap by estimating and decomposing the changes in the distribution of the gap between 2005 and 2011 our analysis shows that the housing bust did not affect the homeownership gap uniformly in fact we find that the gap decreased for households that were the least likely to own and remained unchanged for households that were the most likely to own and that black households with around a 50 probability of homeownership were especially vulnerable to the crisis we also find that the contribution of the residual gap was modest changes in the white black homeownership gap over the sample period are mainly attributed to changes in household income whether the household earned dividend interest or rental income and marital status with the extent of their respective influences varying over the homeownership distribution our empirical approach reveals distributional information on the determinants of the changes

the world bank of the future even in today s world of burgeoning private capital markets there is much that an organization like the world bank can contribute toward realizing the dream of a world without poverty first of course there is emergency relief at any point of time there are people in the world who are in the middle of an acute crisis and need emergency relief while delivering relief effectively is not easy there is broad agreement that it is a worthwhile goal however the world bank believes rightly that this is not enough as we see it there are at least three important ways it can contribute to the broader project

intergenerational transfers and the accumulation of wealth h t ouseholds acquire wealth from two sources they save out of income they have earned and they receive transfers from other people the first method of wealth accumulation goes under the name of life cycle saving in which people save during their working lives and dissave after retirement the second involves either an inter vivos transfer that is a transfer between living people or a bequest a transfer that occurs at the death of the donor while inter vivos transfers and bequests will arise in dynastic models where preferences include a taste for the well being of one s descendents few empirical life cycle models reflect these concerns indeed a sharp debate has arisen over the ability of the simple life cycle model to explain observed wealth accumulation understanding the relative sizes of these sources of wealth accumulation affects a variety of issues for example the effects of government debt social insurance public transfer programs estate taxes and incentives for charitable giving depend to some extent on the magnitude and nature of private saving and transfers of wealth analyses of the inequality of wealth may depend on whether most of wealth is earned or received as transfers appropriate policies for encouraging private saving may look rather different depending on whether most saving is to be consumed later in life or passed along to the next generation finally evidence on transfer patterns relates to more fundamental

homeownership social capital and satisfaction with local government prior studies suggest that homeownership positively impacts on social capital formation however many studies find it difficult to control adequately for selection effects in the form of factors some of which may be unobserved that encourage both homeownership and investment in social capital by households a biennial survey conducted in new zealand cities provides data that enable the control of such selection effects with propensity score matching methods while also benchmarking the results by means of regression methods the results confirm that homeownership exerts positive impacts on the formation of social capital at the same time homeownership demands greater accountability of local government and leads to reduced satisfaction with local government performance thereby negatively impacting on community social capital hence these two dimensions of housing related social capital work in opposite directions from each other a finding which has not been previously observed

the statistical debate on the net barter terms of trade between primary commodities and manufactures a comment and some additional evidence i950 p s hypothesis according to this hypothesis the net barter terms of trade nbtt between primary products and manufactures have over the longrun exhibited a downward trend spraos presented a detailed and thorough analysis of both the adequacy of the various statistical series available to proxy the nbtt s behaviour over the long run and the wide range of conceptual including quality problems involved in such an exercise on the basis of his analysis spraos concluded that the balance of the evidence for the seventy year period ending with the outbreak of world war ii supported the p s hypothesis of a secular deterioration in the nbtt it should however be noted that the evidence also suggested that the particular series cho sen for analysis by prebisch i950 himself did appear to exaggerate possibly to a large extent the rate of deterioration however when the analysis was extended to include the post world war ii period spraos found that while the deteriorating tendency cannot be decisively refuted it is open to doubt when the record up to the i970s is taken into account i980 p i26 as we shall see in this paper closer scrutiny reveals a statistical problem with spraos s analysis and the purpose of this paper is to show that once appropriate action is taken to overcome this problem some quite strong evidence in support of the p s hypothesis emerges the paper is organised as follows section i briefly discusses spraos s methodology and section ii discusses an econometric issue arising from this analysis section iii presents our empirical evidence while section iv summarises the main findings of the paper

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

measuring racial discrimination with fair housing audits caught in the act a survey technique called a fair housing audit provides a direct measure of racial discrimination in housing this paper examines the econometric issues raised by audit data measures the discrimination uncovered by a 1981 boston study and tests hypotheses about the causes of discrimination the estimated level of discrimination is high black housing seekers are told about 30 percent fewer available housing units than are whites the hypothesis tests indicate that the primary cause of this discrimination is that housing agents illegally promote their economic interests by catering to the racial prejudice of their current or potential white customers

residential mobility and the housing market in a two sector neoclassical growth model the impact of residential mobility and competitive housing markets on long run growth is examined using a two sector general equilibrium overlapping generations model in continuous time there is an infinity of agents with finite lives who adjust their housing consumption by moving which is costly we explore the model s steady state properties first with a free housing market then under rent control when the market clears through restrictions on the frequency of moves rent controls do not just reduce welfare they may increase the steadystate capital labor ratio