the dynamics of real estate prices institute of university of i business and v california at i economic research berkeley fisher center for real estate and urban economics p working paper series working paper no 88 151 the dynamics of real estate prices by these papers are preliminary in nature their purpose is to i e z i d 2f iz e ey bradford case are nottobccited ortluotedin john mq quigley any publication without the ex press permission of the author walter a haas school of business

valuing english primary schools this paper provides the first empirical evidence for the uk on the effect of primary school performance on property prices we find that on average a one percentage point increase in the neighbourhood proportion of children reaching the government specified target grade pushes up neighbourhood property prices by 0 67 at 2000 property prices we calculate the social valuation of a sustained 1 improvement in primary school performance to be up to 90 per child per year our instrumental variable and semi parametric approach avoids the problems of school quality endogeneity and omitted neighbourhood variables that occur in typical property value models

competition and corporate performance are people right to think that competition improves corporate performance my investigations indicate first that there are some theoretical reasons for believing this hypothesis to be correct but they are not overwhelming furthermore the existing empirical evidence on this question is weak however the results reported here based on an analysis of around 670 u k companies do provide some support for this view most important i present evidence that competition as measured by increased numbers of competitors or by lower levels of rents is associated with a significantly higher rate of total factor productivity growth

a dynamic auction for differentiated items under price rigidities a number of heterogeneous items are to be sold to several bidders each bidder demands at most one item the price of each item is not completely flexible and is restricted to some admissible interval in such a market economy with price rigidities a walrasian equilibrium usually fails to exist to facilitate the allocation of items to the bidders we propose an ascending auction with rationing that yields a constrained walrasian equilibrium outcome the auctioneer starts with the lower bound price vector that specifies the lowest admissible price for each item and each bidder responds with a set of items demanded at those prices the auctioneer adjusts prices upwards for a minimal set of over demanded items and chooses randomly a winning bidder for any item if the item is demanded by several bidders and its price has reached its highest admissible price we prove that the auction finds a constrained walrasian equilibrium outcome in a finite number of steps

on the existence of conjectural equilibria with a priori chosen rationing patterns hahn s model of conjectural equilibrium hahn 1978 is investigated a proof of existence of non walrasian conjectural equilibrium for a regular economy is given the method used enables one to choose a priori and within a large class the rationing pattern to emerge in equilibrium for instance an equilibrium with a rationing pattern of general supply rationing is thereby shown to exist also it is possible to select a priori one commodity money which is never rationed these results are valid for the fix price model as well the method of our proof is basically a generalization of gale s method gale 1978

on supply constrained equilibria abstract the paper gives sufficient conditions for the existence of an equilibrium with price rigidities and quantity rationing where i demand is never rationed ii net trades of an a priori chosen numeraire are never rationed and iii supply is rationed only when relative prices are downward rigid

the costs of urban property crime this paper estimates the impact of recorded domestic property crime on property prices in the london area crimes in the criminal damage category have a significant negative impact on prices a one tenth standard deviation decrease in the local density of criminal damage adds 1 to the price of an average inner london property burglaries have no measurable impact on prices even after allowing for the potential dependence of burglary rates on unobserved property characteristics one explanation we offer here is that vandalism graffiti and other forms of criminal damage motivate fear of crime in the community and may be taken as signals or symptoms of community instability and neighbourhood deterioration in general

beyond implicit prices recovering theoretically consistent and transferable values for noise avoidance from a hedonic property price model using a two stage hedonic pricing methodology we estimate a system of structural demand equations for different sources of transport related noise in the first stage we identify market segments using model based clustering techniques and estimate separate hedonic price functions hpfs for each segment in so doing we show how a semiparametric spatial smoothing estimator outperforms other standard specifications of the hpf in the second stage we control for non linearity of the budget constraint and identify demand relationships using techniques that account for problems of endogeneity and censoring of the dependent variable our estimated demand functions provide welfare estimates for peace and quiet that we believe to be the first derived from property market data in a theoretically consistent manner

econometric issues in hedonic price indices the case of internet service providers researchers in hedonic studies frequently encounter the problems of the choice of functional forms the use of pooled regression using time dummies vs period to period regression and the unit of measurement of the product this article examines these issues through the study of internet service providers in canada from 1993 to 2000 a series of tests are employed to evaluate the best procedure we find that the commonly used log linear equation with period to period regression and hourly rate charged gives a robust result compared with the more flexible translog function the quality adjusted price index declines at about 15 per year

management practices work life balance and productivity a review of some recent evidence increasing product market competition is believed to be a driving force behind higher productivity however even those critics of globalization who accept this argument claim that there is a hard trade off because tougher competition comes at the price of reducing work life balance wlb optimists by contrast argue that competition can spur better wlb practices and therefore higher productivity so there is a win win situation to address this issue we use an innovative survey tool to collect the first international data on management practices and wlb practices surveying 732 medium sized manufacturing firms in the usa france germany and the uk we find that the usa has the best management practices but the worst work life balance when we look within countries however we reject the pessimistic trade off model first wlb outcomes are significantly associated with better management so that well run firms are both more productive and offer better conditions for their employees second tougher competition increases average management quality but does not negatively affect employees working environment as with many other studies better wlb practices are associated with significantly higher productivity this relationship disappears however after controlling for the overall quality of management

hedonic price indexes for residential housing a survey evaluation and taxonomy every house is different it is important that house price indexes take account of these quality differences hedonic methods which express house prices as a function of a vector of characteristics such as number of bedrooms and bathrooms land area and location are particularly useful for this purpose i consider here some developments in the hedonic methodology as it is applied in a housing context that have occurred in the last three decades a number of hedonic house price indexes are now available however it is often difficult to see how these indexes relate to each other for this reason i attempt to impose some structure on the literature by developing a taxonomy of hedonic indexes and then show how existing indexes fit into this taxonomy also discussed are some promising areas for future research in the hedonic field in particular greater use needs to be made of spatial econometric and nonparametric methods to exploit the increased availability of geospatial data the main criticisms of the hedonic approach are evaluated and compared with those of the repeat sales and stratified median methods the overall conclusion is that the advantages of the hedonic approach outweigh its disadvantages

when borch s theorem does not apply some key implications of market incompleteness with policy relevance today markets are incomplete when the assets available to the agents do not span the space of future contingencies efficiency is then assessed by the weak criterion of constrained efficiency efficiency relative to the set of allocations compatible with the asset structure that criterion requires firms to optimise relative to shadow prices reflecting shareholders preferences yet even when firms do so competitive equilibria on the markets for assets and commodities fail generically to be constrained efficient section 3 pareto superior allocations can be implemented through price wage rigidities and quantity constraints section 4 but nominal rigidities are conducive to multiple equilibria implying endogenous macroeconomic uncertainties that compound the primitive exogenous uncertainties section 5 various policy implications can be drawn which are of some relevance to the current crisis

union wage differentials product market influences and the division of rents this paper examines the extent to which product market conditions limit the ability of trade unions to establish wage differentials over nonunion pay the mean union pay differential is estimated to be of the order of 8 percent to 10 percent in establishments with some degree of product market power but zero in establishments facing competitive product market conditions when competitive conditions are faced a preentry closed shop and high union coverage of the industry are both required it is estimated that only 5 percent of the establishments in which there are significant differentials over nonunion pay face generally competitive product market conditions copyright 1990 by royal economic society

airport expansions and property values the case of chicago o hare airport abstract the paper adds to the empirical literature by providing up to date estimates of the effect of airport noise on property values around one of the world s busiest airports chicago o hare the results indicate that home values were about 9 lower within a 65 db noise contour band of o hare in 1997 opponents of airport expansions argue that increased noise will reduce property values and lower tax bases the results of this paper suggest that aircraft are becoming so much quieter that the airport can be expanded without causing a drop in local property values or tax bases estimates suggest that house prices may rise by as much as 284 6 million in the densely populated area around o hare after a new runway is added to the airport

second best analysis with markets in disequilibrium public sector pricing in a keynesian regime the paper develops pricing rules for a public sector subject to a budget constraint in an economy where the private sector experiences keynesian unemployment excess supply of labour and of commodities both second best and welfare improving pricing rules are studied it is found that such rules can be defined in operational terms in general they are quite complex involve quantities which are not directly observable reservation wages and prices and require evaluation of income and employment multipliers the general equilibrium approach to second best theory thus involves standard macroeconomic concepts and techniques some discussion of methodological issues and of policy objectives inflation versus unemployment is offered in order to facilitate interpretation the corresponding results for an economy with a competitive private sector are first restated

walras keynes equilibria coordination and macroeconomics in decentralised market economies supply constrained equilibria may persist as coordination failures sustained but not caused by price rigidities this feature may be arbitrarily severe even at prices compatible with competitive equilibrium the supply constraints may originate in rational expectations some implications for macroeconomics are drawn the possibility of coordination failures explains why organised labour may resist wage flexibility these features are illustrated in elementary macroeconomic prototypes like rbc or barro grossman malinvaud prototypes

supply constrained equilibria in economies with indexed prices abstract in an exchange economy prices are rigid and the prices are restricted by index functions the indexes can be of a general type and can be different for each commodity indexed prices can appear in other indexes also considered are restrictions in terms of a general price index existence of a dreze equilibrium and particularly a supply constrained dreze equilibrium is proved the system of indexes must be solvable in terms of unconstrained prices and for the unconstrained commodities a monotonicity condition must hold

unemployment equilibrium in an economy with linked prices wage inflexibility has been widely regarded in modern writing as a cause of unemployment almost any keynesian or non walrasian equilibrium which involves equilibrium excess supplies also contain some form of wage or price inflexibility yet the micro mechanism of wage inflexibility its causes and form remains somewhat a mystery in this paper we study the allocation of resources in an economy in which prices of some goods or services are linked to other goods or services this is not wage rigidity in the traditional sense but it is a form of rigidity which is widely observed following the recent literature on non walrasian equilibrium see for example dreze 1975 barro and grossman 197 l grandmont and laroque 1976 malinvaud 1977 and many others one would expect the allocation to be attained via a set of quantity constraints on net trades we show in this paper however that the allocation mechanism in the economy will not require a general set of limitations on excess supplies and excess demands but rather will tend to have the following two properties

of mice and men automated valuation models and the valuation profession the rise in the use of automated valuation models avms poses questions about the long term survival of the property valuation profession avms provide quick and cheaper valuations which in this v

hedonic imputation and the price index problem an application to housing in this study we show how use of the hedonic imputation method complicates the price index problem in addition to the usual choice between formulas such as fisher and tornqvist the fact that index compilers have some discretion over which prices are imputed implies that it is necessary to choose as well between different varieties of each formula the functional form of the hedonic model must also be taken into account we illustrate the importance of these issues in a housing context using house price data for three regions in sydney over a 3 yr period jel c43 e31 o47 r31

sample selection and biases in local house value indices abstract analysis of cross sectional or intertemporal variations in house values among localities requires reliable house value indices however prior studies applying the hedonic method to transaction data have reported price series that may be biased our paper investigates a possible cause of bias and uses a censored regression technique extended to an intertemporal model to derive an unbiased index we apply our method to 1971 1991 data from the miami florida msa and find evidence in time varying amounts of bias our results suggest that prior studies using the hedonic method and samples consisting only of sold houses have understated the intertemporal variability of house prices

estimating capital asset price indexes this paper introduces an improved procedure for estimating capital asset price indexes we jointly estimate conventional hedonic and repeat sales models via maximum likelihood procedures thereby taking advantage of the unique features of the individual models and using all the data that are available our model captures depreciation within the repeat sales model and accounts for serial correlation in hedonic data the improvement in precision obtained by estimating the joint model is illustrated by smaller standard errors and narrower interval estimates for the resulting price indexes we also carry out a simulation experiment that shows estimation errors significantly smaller using the joint estimation technique than either of the individual models or the gls estimator of case and quigley 1991

a reconsideration of hedonic price indexes with an application to pc s this paper compares hedonic to matched model indexes matched model indexes are averages of the price changes of goods that remain on sampled stores shelves since goods that disappear tend to have falling market values matched model indexes select from the right tail of price changes the bls can construct hedonic indexes that correct for this selection and are justified by standard arguments in an empirical study of pc s hedonics produce sharp price declines while matched model indexes are near zero also though there are modifications to hedonics that seem desirable they are not those in current use

measuring asset values for cash settlement in derivative markets hedonic repeated measures indices and perpetual futures two proposals are made that may facilitate the creation of derivative market instruments such as futures contracts cash settled based on economic indices the first proposal concerns index number construction indices based on infrequent measurements of nonstandardized items may control for quality change by using a hedonic repeated measures method an index number construction method that follows individual assets or subjects through time and also takes account of measured quality variables the second proposal is to establish markets for perpetual claims on cash flows matching indices of dividends or rents such markets may help us to measure the prices of the assets generating these dividends or rents even when the underlying asset prices are difficult or impossible to observe directly a perpetual futures contract is proposed that would cash settle every day in terms of both the change in the futures price and the dividend or rent index for that day this paper concerns problems in the measurement of asset values or present values problems that if solved may facilitate the creation of new hedging vehicles new cash settled futures options and other derivative financial products the greatest components of world wealth are not hedgeable at all and

decent rural employment and farm production efficiency empirical evidence from tanzania and ethiopia promoting decent rural employment by creating new jobs in rural areas and upgrading the existing ones could be one of the most efficient pathways to reduce rural poverty this article systematically investigates the impact of decent rural employment on agricultural production efficiency in ethiopia and tanzania the analysis applies an output oriented distance function approach with an estimation procedure that accounts for different technological demographic socioeconomic institutional and decent rural employment indicators data of the 2011 round of living standards measurement study integrated surveys on agriculture for the two countries are used and a set of indicators is derived to proxy core dimensions of decent rural employment the findings of our analysis show that decent rural employment contributes to agricultural production efficiency

the state courts and maternity policies in u s organizations specifying institutional mechanisms we analyze the dynamic interaction of state institutions and organizational policies through an analysis of leave benefits in u s organizations following the pregnancy leave act of 1978 and the family and medical leave act of 1993 organizations have been required by law to allow workers to take time off from work for childbearing and childrearing yet organizations vary on whether they offer full time employees benefits that actually facilitate leave for family responsibilities we analyze the determinants of the organizational decision to offer paid maternity leave to full time employees we compare these findings to the determinants of the organizational decision to offer paid sick leave to full time employees our analysis suggests that organizations have taken an activist approach to their institutional environments in the face of federal definitions of the law that mandated gender neutral policies in the workplace and linked pregnancy to disability those organizations that most often deal with maternity issues e g those located in female dominated industries have institutionalized sick leave policies often instead ofmaternity leave to accommodate pregnant employees the analysis examines specific aspects of the institutional environment at the state and federal levels to illuminate these trends

hedonic price indexes with unobserved product characteristics and application to personal computers we show that hedonic price indexes may be biased when not all product characteristics are observed we derive two primary sources of bias the first source is a classical selection problem that arises due to changes over time in the values of unobserved characteristics the second comes from changes in the implicit prices of unobserved characteristics next we show that the bias can be corrected for under fairly general assumptions using extensions of factor analysis methods we test our methods empirically using a new comprehensive monthly dataset for desktop personal computer systems for these data we find that the standard hedonic index has a slight upward bias of approximately 1 4 per year we also find that omitting an important characteristic cpu benchmark causes a large bias in the index with standard methods but that this bias is essentially eliminated when the proposed correction is applied

improving productivity opening the black box hourly productivity levels in the uk still remain behind those in some competitor countries the government devotes much policy attention to enhancing productivity and continues to emphasise its five drivers investment innovation skills enterprise and competition this article argues that it is investment broadly defined that is the key to sustained productivity improvement the emphasis should be on improving productivity simultaneously with improving the quality of production only thus will the gains be widely shared in achieving these aims there are two prerequisites for policy makers the first is to ensure better coordination of policy than appears to be currently achieved by the present departmental structures in whitehall the second is to recognize fully the long and complex chain of causation that can be triggered by pulling on one policy lever such complexity can only be fully understood by more research on what actually goes on inside the black box of the organization 2006 oxford university press