consumer surplus from discrete choice models abstract the budget constrained random utility model rum gives utility consistent measures of welfare but requires the length of the planning period be specified an alternative is to treat the rum probabilities as behavioral and calculate consumer surplus this paper shows that such calculations lead to the same welfare measures as rum calculations the paper provides support and an alternative justification for the standard welfare measured

optimal shutdown decisions in resource extraction abstract in this letter we give an analytic solution to the problem of when to stop production in resource extraction the shutdown decision is irreversible both price and production follow geometric diffusion processes while extraction costs are fixed

benefits and ancillary costs of natural infrastructure evidence from the new jersey coast abstract this paper empirically estimates the economic impacts of a large scale public investment in natural infrastructure aimed at adapting to climate change and increasing coastal resilience i utilize temporal and spatial variation in investment in dunes to provide a hedonic property value estimate of the economic benefits i identify the net effect of treatment utilizing the doubly robust oaxaca blinder estimator and show that coastal housing price increases attributable to constructed dunes are approximately 3 6 a decomposition of the average impact suggests that the policy intervention generates ancillary costs related to impaired ocean views and privacy concerns that partially offset large protection benefits

evaluating natural resource investments notwithstanding impressive advances in the theory of finance over the past 2 decades practical procedures for capital budgeting have evolved only slowly the standard technique which has remained unchanged in essentials since it was originally proposed see dean 1951 bierman and smidt 1960 derives from a simple adaptation of the fisher 1907 model of valuation under certainty under this technique expected cash flows from an investment project are discounted at a rate deemed appropriate to their risk and the resulting present value is compared with the cost of the project this standard textbook technique reflects modern theoretical developments only insofar as estimates of the discount rate may be obtained from crude application of single period asset pricing theory but see brennan 1973 bogue and roll 1974 turnbull 1977 constantinides 1978 the inadequacy of this approach to capital budgeting is widely acknowledged although not widely discussed its obvious deficiency is its the evaluation of mining and other natural resource projects is made particularly difficult by the high degree of uncertainty attaching to output prices it is shown that the techniques of continuous time arbitrage and stochastic control theory may be used not only to value such projects but also to determine the optimal policies for developing managing and abandoning them the approach may be adapted to a wide variety of contexts outside the natural resource sector where uncertainty about future project revenues is a paramount concern

the amenity value of english nature a hedonic price approach using a hedonic property price approach we estimate the amenity value associated with proximity to habitats designated areas domestic gardens and other natural amenities in england there is a long tradition of studies looking at the effect of environmental amenities and disamenities on property prices but to our knowledge this is the first nationwide study of the value of proximity to a large number of natural amenities in england we analysed 1 million housing transactions over 1996 2008 and considered a large number of environmental characteristics results reveal that the effects of many of these environmental variables are highly statistically significant and are quite large in economic magnitude gardens green space and areas of water within the census ward all attract a considerable positive price premium there is also a strong positive effect from freshwater and flood plain locations broadleaved woodland coniferous woodland and enclosed farmland increasing distance to natural amenities such as rivers national parks and national trust sites is unambiguously associated with a fall in house prices our preferred regression specifications control for unobserved labour market and other geographical factors using travel to work area fixed effects and the estimates are fairly insensitive to changes in specification and sample this provides some reassurance that the hedonic price results provide a useful representation of the values attached to proximity to environmental amenities in england overall we conclude that the housing market in england reveals substantial amenity value attached to a number of habitats designations private gardens and local environmental amenities

is what you see what you get the value of natural landscape views views of natural areas and green space may have value quite apart from access to those lands using 25 years of home sales data from st louis county missouri and modern geographic information system tools to measure views we estimate a hedonic property fixed effects model that captures the effects of changing land cover on house sale prices unlike previous studies our approach minimizes bias from omitted variables and uniquely captures changes over time we find that forest views negatively affect home prices whereas farmland views have positive effects changes in relative scarcity of these land types over time may explain the findings

combining contingent valuation and travel cost data for the valuation of non market goods the travel cost method tcm has long been used to infer the economic value of nonmarket resources and public goods more recently contingent valuation cvm survey methods have gained popularity for eliciting these values here cvm survey responses are combined with tcm data on actual market behavior to estimate jointly both the parameters of the underlying utility function and its corresponding ordinary demand function this is a prototypical empirical example of a new modeling strategy variants of which should prove useful in many applications especially where reliance on a single valuation method is undesirable

valuation and management of wetland ecosystems we recently completed a study of wetland values in coastal louisiana that employed both willingness to pay and energy analysis based methodologies and were able to bracket a range of values within which we feel fairly confident the true value lies however a large amount of uncertainty remains our current estimates of the total prsent value of an average acre of natural wetlands in louisiana are us 2429 6400 per acre assuming an 8 discount rate to 8977 17000 per acre assuming a 3 discount rate at the lowest value the current annual rate of loss of louisiana wetlands 50 sq miles per year is worth about 77 million at the largest value it is worth about 544 million in this paper we a discuss the fundamental theoretical and practical problems underlying natural resources valuation b summarize our methods and findings for louisiana wetlands and c elaborate on some of the more recalcitrant problems attending applied natural resource valuation including discounting and dealing with uncertainty and imprecision the discount rate makes more difference in the final result than any other one factor and yet there is much disagreement about the appropriate approach to discounting natural resources we discuss the discounting problem as applied to natural resources and argue for lower discount rates for valuing renewable natural resources than apply for other aspects of the economy it now seems clear that no reasonable amount of effort will produce very precise estimates of wetland values and we suspect this is also the case for several other classes of natural resources we elaborate a wetlands asurance bonding system to address these problems

optimized quantity within distance models of spatial welfare heterogeneity abstract spatial welfare heterogeneity is frequently modeled within stated preference analysis as a function of discrete or continuous distance between households and affected resources a common example is distance decay analysis although distance based models such as these are easily estimated the ubiquity of this paradigm can lead to analyses that overlook other forms of analysis with equal or greater relevance this paper develops an alternative approach to spatial heterogeneity in stated preference willingness to pay wtp based on the quantity or area of an affected resource surrounding each respondent at an optimized distance band or radius with distance bands optimized using a grid search algorithm that maximizes model likelihood methods and results are illustrated using a choice experiment on riparian land restoration in maine usa the resulting quantity within distance model identifies systematic spatial patterns that are undetectable using distance based analysis and directly relevant for welfare analysis

estimation of distance decay functions to account for substitution and spatial heterogeneity in stated preference research in a site selection choice experiment various hypotheses are tested related to spatial heterogeneity in willingness to pay wtp for environmental improvements spatial heterogeneity is measured through distance decay effects substitute sites inside and outside the experiment s choice set and spatial trend variables we demonstrate that distance decay functions differ between users and nonusers and across study sites also the distance to substitutes outside the choice set explains spatial variation in wtp we show that further extending the model with spatial trend variables reveals additional spatial heterogeneity in choices accounting for spatial heterogeneity patterns results in significantly different wtp estimates for environmental improvements jel q25 q51

measuring environmental effects on property values without hedonic regressions abstract the effect of environmental nuisances on property values has been frequently studied using hedonic regressions yet that method has extensive data and estimation requirements the technique developed in this paper uses repeat sales on houses to substantially reduce these requirements the technique adjusts for depreciation between sales and allows for nonzero error covariance terms when a house has been sold more than twice the effect of highway noise on property values is studied using this method and the results are statistically equivalent to the results of an extensive hedonic study for the same area

combining revealed and stated preference methods to value environmental amenities at residential locations this paper combines an established revealed preference method discrete choice he donic analysis and a relatively new stated refer ence method choice based conjoint analysis in order to estimate more accurately the aesthetic benefits generated by the presence and quality of environmental amenities associated with residen tial locations it applies the combined approach to the housing market of fairfield connecticut which contains several environmental amenities and is experiencing an improvement in the quality of its coastal wetlands due to active restoration efforts jel q26

is the income elasticity of the willingness to pay for pollution control constant how willingness to pay for environmental quality changes as incomes rise is a central question in several areas of environmental economics this paper explores both theoretically and empirically whether or not the willingness to pay wtp for pollution control varies with income our model indicates that the income elasticity of the marginal wtp for pollution reduction is only constant under very restrictive conditions our empirical analysis tests the null hypothesis that the elasticity of the wtp for pollution control with respect to income is constant employing a multi country contingent valuation study of eutrophication reduction in the baltic sea our findings reject this hypothesis and estimate an income elasticity of the wtp for eutrophication control of 0 1 0 2 for low income respondents and 0 6 0 7 for high income respondents thus our empirical results suggest that the elasticity is not constant but is always less than one this has implications for how benefits transfer exercises and for theoretical explanations of the environmental kuznets curve

using a choice experiment to estimate the benefits of a reduction of externalities in urban areas with special focus on electrosmog traffic noise air pollution and electromagnetic pollution i e nonionizing radiation also called electrosmog are typical negative local externalities in urban areas they are side effects of human and economic activities e g road transport telecommunication and they affect individuals well being negatively without compensation in recent years the increased number of mobile phone antennas in residential areas and thus the increased intensity of radiated power has aroused public concern discussions and protests the view of an antenna is annoying an increasing number of inhabitants in this article the stated choice experiment ce is used to estimate the willingness to pay wtp residents in the cities of zurich and lugano place on the reduction of these three environmental loads estimation results reveal that there is a positive and significant wtp for a reduction of air pollution and traffic noise levels to those limit values fixed by the government respondents also show wtp for reducing

riparian buffers and hedonic prices a quasi experimental analysis of residential property values in the neuse river basin riparian buffers the strips of vegetation along banks of rivers and streams have been proposed as a key instrument to protect water quality in the united states riparian buffers impose a restriction on the use of private property limiting harvest and development but buffers can also provide for aesthetic and recreational benefits that may accrue to property owners with data from the neuse river basin in north carolina this study attempts to provide empirical evidence on the effect of a mandatory buffer rule on the value of riparian properties spatial autoregressive hedonic models are estimated within a quasi experimental framework using the imposition of the buffer rule as the treatment and nonriparian properties as a control group results indicate that a riparian property generally commands a high premium we find no evidence however that the mandatory buffer rule has had a significant impact on riparian property values when compared with the control group copyright 2009 oxford university press

beach nourishment as a dynamic capital accumulation problem abstract beach nourishment is a common coastal management strategy used to combat erosion along sandy coastlines it involves building out a beach with sand dredged from another location this paper develops a positive model of beach nourishment and generates testable hypotheses about how the frequency of nourishment responds to property values project costs erosion rates and discounting by treating the decision to nourish as a dynamic capital accumulation problem the model produces new insights about coupled economic geomorphological systems in particular determining whether the frequency of nourishment increases in response to physical and economic forces depends on whether the decay rate of nourishment sand exceeds the discount rate

directional heterogeneity in distance profiles in hedonic property value models abstract in environmental economics hedonic property value hpv models have often employed distance from a localized environmental disamenity as a proxy for perceived risk the magnitude of a distance effect on housing prices however may depend upon the direction in which it is being measured we generalize conventional distance models to allow for continuously varying directional effects by converting from cartesian to polar coordinates a simple empirical example for housing prices around woburn massachusetts between 1988 and 1996 illustrates how failure to allow for directional heterogeneity can obscure otherwise statistically significant distance effects in hpv

identifying willingness to pay for heterogeneous goods with factorial survey methods abstract it has been difficult to estimate underlying willingness to pay parameters for attributes of heterogeneous goods such as environmental quality though hedonic price functions this paper links sociological factorial survey analysis with hedonic price analysis vignettes are multidimensional vectors constructed orthogonally differences among vignette ratings allow estimation of individual valuations of the attributes the paper establishes a theoretical framework linking the two analyses vignette and hedonic price functions are then estimated and linked at the margin to provide dollar values for marginal vignette ratings ratios of these ratings are then used to impute willingness to pay for attributes

improving environmental valuation estimates through consistent use of revealed and stated preference information abstract environmental valuation data from stated and revealed preference methods are integrated into a unified model of preferences for environmental quality improvement that identifies the use and nonuse components of the total value estimate this articulates clearly what parts of the total value estimate come from each type of data and permits tests of whether estimated preferences satisfy weak complementarity between the environmental good of interest and related private goods the statistical advantages of using more information for the valuation problem are exploited while retaining flexibility to identify value estimates from any individual method of analysis

on the choice of funtional form for hedonic price functions this study examines how errors in measuring marginal attribute pric es vary with the form of the hedonic price function in simulations consumers with known utility functions bid for houses with given attributes various forms of the hedonic function are estimated using equilibrium housing prices errors in estimating marginal attribute prices are calculated by comparing each consumer s equilibrium marginal bid vector with the gradient of the hedonic function when all attributes are observed linear and quadratic box cox forms produce lowest mean percentage errors however when some attributes are unobserved or are replaced by proxies linear and linear box cox functions perform best copyright 1988 by mit press

hedonic amenity valuation and functional form specification this paper uses gis data to develop variables representing the physical extent and visibility of surrounding land use cover features in a hedonic model of a rural suburban residential housing market three equations are estimated to determine if views

how family networks drive residential location choices evidence from a stated preference field experiment in bogota colombia this research quantifies the relative importance of proximity to extended family networks in the stated residential location choices of bogota s low to middle income residents by applying a conditional logistic regression model and using data from an original choice experiment i find that the surveyed individuals prefer living near their extended family and on average prioritise it more than accessibility to the central business district those who have relied on help from extended family members in a personal or economic crisis situation have a stronger preference for living near extended family compared with those who have not as do those who are able to rely on extended family ties for childcare assistance

linking the price of agricultural land to use values and amenities the recent appreciation in agricultural land values across the united states has raised a number of important questions for farmers farmland owners lenders and policy makers while traditional economic theory suggests that farmland values are determined by the discounted stream of expected returns previous research has shown that agricultural land values are actually driven by a complex set of factors this study leverages the unique characteristics of a national land based usda survey on farmland values and cash rents to estimate broad national level determinants of the market value of cropland and pastureland our results support past research findings that indicate farmland values are only partially explained by agricultural returns we find that multiple nonagricultural attributes of farmland also contribute to the market value

mixed monetary and non monetary valuation of attractive urban green space a case study using amsterdam house prices abstract this paper offers new insight into the monetary value of green space at the intra urban level to this end an established monetary valuation method hedonic price analysis is integrated with a relatively novel non monetary valuation method in specific online value mapping based survey data n 723 are used to inform hedonic models of the preferences that potential home buyers may have for nearby attractive green spaces the estimation uses data on 35 298 home transactions in the amsterdam agglomeration s urban core homes nearby attractive green space are found to sell at a price premium which decays with distance and becomes negligible after one kilometer the estimated price effect varies from 7 1 9 3 for houses within 0 25 km from the nearest attractive green space to 1 7 2 3 for houses located at 0 75 1 0 km away depending on the scale at which omitted spatial variables are controlled for adding to the discussion of spatial controls in this type of analysis the controls are evaluated at multiple scales and a metric that simplifies the interpretation of the scale of spatial controls the mean equalized diameter is introduced this study s findings may inform policymakers who seek to maximize the well being of urban citizens through public investments in attractive amenities

perceptions versus objective measures of environmental quality in combined revealed and stated preference models of environmental valuation abstract this study examines perceptions and objective attribute measures in discrete choice models of recreation site choice behavior these forms of attribute measurement are examined in individual and combined revealed preference stated preference models our results suggest that the model based on perceptions slightly outperforms the models based on objective attribute measures however issues such as the definition of the choice set and the measurement of welfare present significant challenges when using perceptions data

the birth and growth of the social insurance state explaining old age and medical insurance across countries we examine the factors leading to creation and growth ofnational old age insurance oai and health insurance schemes none of the theories we test fit the data very well there isweak evidence that the probability of adopting a systemdeclines in a country s wealth and in the ethnic heterogeneityof its population catholic countries are more likely tocreate earnings related oai systems the growth of oaispending since 1960 has varied considerably across countries with fast growth in countries emerging from dictatorship andnon english speaking countries we conclude that socialinsurance can be politically expedient for many differentreasons

optimal sequencing of resource pools under uncertainty abstract this paper characterizes the optimal scheduling of extraction from two reserves under price and production uncertainty an essential step in the analysis is the characterization of the optimal switching date and the associated flexibility value i e the value of the option to switch production from the first to the second reserve

the specification of hedonic indexes for urban housing most studies evaluating the effect on housing prices of regulatory programs for controlling urban growth use econometric methods hedonic price models without considering the research design aspects of the task this article examines the strengths and

valuing product attributes using single market data a comparison of hedonic and discrete choice approaches this paper compares via simulation the perfor mance of the multinomial logit and hedonic models in esti mating consumer preferences for product attributes we as cribe preferences over the attributes of houses to a population of consumers and by having them bid for a set of houses calculate equilibrium prices the resulting data are used to estimate the two models we find that the gradient of a linear box cox hedonic price function estimates marginal attribute bids at least as well as a linear logit model although the difference between the two is small when some variables are not observed or are replaced by proxies the logit model however outperforms the he donic model in valuing non marginal attribute changes this is true when the researcher knows the true form of consumers utility functions and when the utility function must be approx irnated

combining revealed and stated preference data to estimate the nonmarket value of ecological services an assessment of the state of the science this paper reviews the marketing transportation and environmental economics literature on the joint estimation of revealed preference rp and stated preference sp data the rp and sp approaches are first described with a focus on the strengths and weaknesses of each recognizing these strengths and weaknesses the potential gains from combining data are described a classification system for combined data that emphasizes the type of data combination and the econometric models used is proposed a methodological review of the literature is pursued based on this classification system examples from the environmental economics literature are highlighted a discussion of the advantages and disadvantages of each type of jointly estimated model is then presented suggestions for future research in particular opportunities for application of these models to environmental quality valuation are presented

flood risk and salience new evidence from the sunshine state a growing literature finds evidence that flood risk salience varies over time spiking directly following a flood and then falling off individuals cognitive radar in the following years in this article we provide new evidence of salience exploiting a hurricane cluster impacting florida that was preceded and followed by periods of unusual calm utilizing residential property sales across the state from 2002 through 2012 our main estimate finds a salience impact of 8 on average the salience effect persists when we base estimation only on spatial variation in prices to limit confounding from other simultaneous changes due to shifting hedonic equilibria over time these effects range from housing prices decreases of 5 4 12 3 depending on the year of sale understanding flood risk salience has important implications for flood insurance and disaster policy the benefits transfer literature and more broadly our understanding of natural disaster resilience

deadweight costs and the size of government abstract we provide a model for analyzing effects of the tax system and spending programs on the determination of government spending and taxpayer welfare an improvement in the efficiency of either taxes or spending would reduce political pressure for suppressing the growth of government and thereby increase total tax revenue and spending we demonstrate the similarity of the political responses to revenue shocks spending shocks changes in tax efficiency and changes in spending program efficiency empirical analysis of oil shocks intergovernmental grants and other autonomous changes in taxes or spending indicates that cause and effect is not only from spending to tax structures

unobservables in consumer choice residential energy and the demand for comfort a model of consumption of residential energy in dwellings is developed distinguishing between attributes of housing that provide direct benefits to consumers and attributes that serve as inputs in the production of final goods for example the thermal comfort of dwellings empirical estimates are made of the mode based upon the annual housing survey and the results are used to calculate the effects of changes in energy prices on the consumption of housing residential energy and other goods the analysis suggests that the adjustment process within the housing market permits a great deal of substitution in response to energy price changes copyright 1989 by mit press

using contingent pricing analysis to value open space and its duration at residential locations to estimate benefits from open space adjacent to residences this paper blends contingent valuation and conjoint analysis within a housing market context the resulting framework contingent pricing analysis represents the stated preference counterpart to hedonic pricing analysis by asking individuals to state prices for hypothetical housing locations which include an environmental amenity then it asks individuals to state their willingness to pay for a better and longer lasting environmental amenity as an advantage over hedonic pricing analysis it directly isolates willingness to pay results indicate that potentially short lasting open space adds no value while preserved open space adds 5 066 or 5 to housing value

time is money improved valuation of time and transportation costs the proper valuation of time isimportant for estimating the demand for severaleconomic goods this paper explores the propervaluation of time when estimating recreationaldemand where time costs represent asubstantial portion of the purchase price toestimate demand this paper uses a travel costframework to analyze actual behavior revealedpreference data and hypothetical behavior stated preference data which is induced byhypothetical increases in access fees traveltime and travel distance by comparing theresponses to these three contingencies theanalysis adjusts and improves the valuation oftime costs as evidence of this improvement this analysis demonstrates a great increase inthe consistency between the revealed and stateddata similarly this paper improves thevaluation of transportation related costs

hedonic markets and sorting equilibria bid function envelopes for public services and neighborhood amenities abstract hedonic regressions with house value as the dependent variable are widely used to study public services and neighborhood amenities this paper builds on the theory of household bidding and sorting across communities to derive bid function envelopes which provide a form for these regressions this approach allows for household heterogeneity and multiple amenities yields estimates of the price elasticity of amenity demand directly from the hedonic without a rosen two step procedure and provides tests of hypotheses about sorting an application to cleveland area data from 2000 yields price elasticities for school quality and neighborhood ethnic composition and supports the sorting hypotheses

viewscapes and flood hazard coastal housing market response to amenities and risk coastal amenities and risk are so highly correlated that separate identification within the hedonic framework is potentially challenging in this study we construct a three dimensional measure of ocean view viewscape accounting for natural topography and built obstruction that varies independent of risk classification to disentangle these spatially integrated housing characteristics a spatial autoregressive hedonic model is developed to provide consistent estimates of the willingness to pay for coastal amenities and risk our findings suggest that incorporating the gis based view measures can be successful in isolating risk factors from spatial amenities

the short run shutdown decision when output price and initial wealth are random abstract this paper extends the research of hori 1983 and chavas 1985 by investigating the short run shutdown decision of the competitive firm under output price risk when initial wealth is random central to this endeavor are the results of doherty and schlesinger 1986 and doherty et al 1987 concerning global and local risk premia under multiple sources of risk using a local risk premium two novel and intuitively pleasing results are reported here the reservation price of the shutdown decision varies a according to the diversification of the decision maker s cash flows and b if the decision maker exhibits dara then according to the depth of decision maker s pockets

low income housing in high amenity areas long run effects on residential development centre left governments from the 1940s into the 1970s developed several large areas in the urban fringe of dunedin new zealand for low density mostly single family public rental housing the public housing in these areas is now accessible well endowed with natural amenities and allocated to very low income households analysis of the spatial variation in natural amenities with that of household incomes and house characteristics suggests large scale effects of the public housing developments diversion of higher income housing to other suburban areas and possibly maintenance of older high quality housing in central areas interestingly centre right governments may have opened the door to market forces by encouraging tenants to purchase their public rental house we find evidence that recent general increases in house prices have encouraged relatively high income households to purchase ex state rentals in these high natural amenity areas

substitution effects and spatial preference heterogeneity in single and multiple site choice experiments a novel discrete choice experiment dce design allows testing of substitution effects based on the framing of and distances to substitute sites the same ecosystem services and biodiversity provided at different sites are valued independently in single site dces and simultaneously in a multiple site dce using an identical experimental design site specific utility functions are estimated with and without controlling for spatial preference heterogeneity framing choices as alternative projects at single or multiple sites significantly influences substitutability between sites choice behavior and welfare estimates distance decay displays significant heterogeneity in different directions from the valued sites and between urban and rural areas

an embarrassment of riches confronting omitted variable bias and multiscale capitalization in hedonic price models abstract many researchers have addressed concerns of omitted variable bias in hedonic price models through the use of spatial fixed effects we argue that this approach does not consider the biases introduced by effects that overlap the zone of capitalization for nonmarket goods we show this bias can dominate the usual omitted variable bias using data on developer provided open space we control for multiscale capitalization and omitted variables simultaneously by extending the hausman taylor estimator where the panel component of the estimator is defined over repeated transactions within neighborhoods rather than the traditional definition following a unique cross sectional unit through time

the rise and decline of nations economic growth stagflation and social rigidities the years since world war ii have seen rapid shifts in the relative positions of different countries and regions leading political economist mancur olson offers a new and compelling theory to explain these shifts in fortune and then tests his theory against evidence from many periods of history and many parts of the world

directional heterogeneity of environmental disamenities the impact of crematory operations on adjacent residential values a hedonic study of residential house sales in rawlins wyoming was conducted to estimate the impact of an environmental shock from a new point source upon adjacent residential property values we use a unique data base of house sale prices and associated house attributes including structural and neighbourhood characteristics and geographic distances and directions from the source of the shock atmospheric emissions from a new crematory our data spans 27 months of house sales 7 months before and 20 months after the startup of crematory operations results indicate that proximity measured both in terms of direction and distance from the crematory imparts a statistically significant negative impact on average house sale prices an increase of 0 3 to 3 6 of average sale price for every one tenth mile increase up to one half mile in distance away from the crematory but depending on direction from the crematory this distance benefit increases somewhat with calendar time only for houses located west of

bridging the gap between revealed and stated preferences in flood prone housing markets abstract this papers attempts to shed light on the gap between revealed and stated preferences methods in flood prone housing markets we quantitatively explore the market level consequences of various behavioural models assumptions regarding risky choices at the individual level in addition we quantify the effect of the market level bias in risk valuation that individual preferences for neighbourhood quality imply we apply an economic agent based housing market model to quantify and disentangle the impacts of behavioural biases in individual decisions under risk as well as neighbourhood externalities which both are known to distort markets we compare three different micro level behavioural risk models expected utility prospect theory and risk negligence the flood risk discount on a market level varies significantly but the results do not rule out any of these models in general markets with prospect theory traders overprice risks causing an unrealistically high price differential between risk prone and risk free properties the marginal implicit price for flood risk is much closer to empirically found prices in the expected utility and risk negligence models additionally we find that individual preferences for neighbourhood quality and multicollinearity in housing attributes can cause a bias in market level risk valuations of up to 9 7 of a property s value

directional heterogeneity in wtp models for environmental valuation many studies in the stated preference literature on environmental valuation do not include the effects of substitutes and distance in willingness to pay wtp models in spite of the relevance of these effects in aggregation and benefit transfer heterogeneity in the availability of substitutes over space may cause multidirectional distance effects in wtp as a result disregarding this spatial heterogeneity may lead to biased estimators of the distance effect and associated wtp values cameron 2006 in this paper we demonstrate that distance decay is subject to significant directional effects which tend to be related to differences in the availability of substitutes across the study area we apply a straightforward methodology to account for such spatial heterogeneity in choice experiments and assess the effect on wtp for improvements in ecosystem services in a lake district we model distance decay effects whilst controlling for heterogeneity between users and non users and non use related wtp reasons the directional effects result in significantly different wtp estimates different market sizes reflecting the population with positive wtp and differences in total wtp up to 32

simple rules to order irreversible income alternatives sequentially abstract we identify a simple sufficient condition for optimal sequential exploitation of a set of income generating alternatives if these are identical except for differences in the standard deviation of income the condition implies that the optimal ordering is obtained by always setting the most uncertain alternative up front if the alternatives are identical except for differences in flow fixed operating costs then depending on the magnitudes of cost differentials the optimal sequential ordering may or may not be to produce in order of increasing costs

environmental amenities as a source of market power site specific environmental amenities can provide a source of product differentiating market power using estimates from hedonic price equations and residual demand models our analysis recovers firm specific estimates of price markups as measures of market power and uses these markups to estimate the implied marginal value for access to coastal beaches the application involves rental price and occupancy data for several thousand beach properties along a portion of the north carolina coastline during the 1987 to 1992 rental seasons

the spatial extent of water quality benefits in urban housing markets water quality regulation continues to be controversial as demonstrated by recent litigation between the u s environmental protection agency and the state of florida over nutrient standards while the costs of standards are usually known benefits may be diverse and difficult to identify this study investigates the effects of enhanced water quality on both waterfront and nonwaterfront property prices using hedonic models within an urban market findings indicate 1 the value of increased water quality depends upon the property s location and proximity to waterfront and the surface area of the water body and 2 aggregate benefits to nonwaterfront homes may dominate those realized by waterfront homeowners

identifying demand parameters in the presence of unobservables a combined revealed and stated preference approach we develop a combined revealed and stated preference approach to identify discrete choice demand parameters in the presence of unobserved determinants of choice our approach overcomes difficulties associated with small choice sets multicollinearity and endogeneity that arise with revealed preference approaches to illustrate our framework we revisit two canadian moose hunting datasets our empirical results suggest the potential gains from fusing revealed and stated preference data but they also suggest its limitations when the data generating processes for the data sources differ

changes in implicit flood risk premiums empirical evidence from the housing market abstract hedonic valuation models have shown that sales prices can capitalize property risk factors such as flood zone properties facing lower risk sell at a premium all else being equal previous research has indicated that price differentials reflecting risk of flooding become much larger in the wake of a storm we re examine these findings for pitt county north carolina using multiple storm events within a difference in differences framework and we compare flood zone price differentials for a more recent sample of property sales prior to hurricane fran in 1996 we detect no market risk premium for the presence in a flood zone but we find significant price differentials after major flooding events amounting to a 5 7 decrease after hurricane fran and 8 8 decrease after hurricane floyd results from a separate model that examines more recent data covering a period without significant storm related flood impacts indicate a significant risk premium ranging between 6 0 and 20 2 for homes sold in the flood zone but this effect is diminishing over time essentially disappearing about 5 or 6 years after hurricane floyd the lack of a persistent effect suggests that buyers and sellers risk perceptions may change with the prevalence of hazard events and that homebuyers are unaware of flood risks and insurance requirements when bidding on properties

nonlinear budget constraints and consumer demand an application to public programs for residential housing abstract this study presents a methodology for exploiting the nonlinear hedonic nature of housing prices to estimate the compensated demands of households for particular housing attributes the methodology is employed to provide hicksian benefit measures of a particular housing subsidy program typical of those undertaken recently in developing countries

does policy process influence public values for forest water resource protection in florida abstract forest ecosystems play a critical role in protecting water resources yet the neoclassical stated preference assumption is that willingness to pay wtp for forest conservation is solely a function of the ecosystem services provided by these lands thus little attention has been paid to the importance of policy processes as potentially influential drivers of wtp using a statewide web based survey in florida us and a relatively novel valuation approach i e best worst choice we examine public preferences for clean water benefits e g recreation drinking water resources as well as common conservation policy processes such as land acquisition and financial assistance for landowners we found forest water protection programs provide an annual average of 154 230 million in clean water benefits and a significant portion of that value was associated with the policy process attitudes and beliefs about whom forests should be managed for and who should manage forests were also found to influence wtp behaviors we conclude that including policy process information in the valuation survey allows respondents to better determine changes in utility among realistic policy alternatives our findings have important implications for wtp estimation techniques and public participation in environmental policy design

economic valuation of environmental quality using property auction data a structural estimation approach this study proposes a method to economically evaluate environmental quality using property auction data our approach is consistent with microeconomic auction theory and can directly estimate the value function from the data a task that is often difficult when using conventional revealed preference methods such as the hedonic approach we use a method of simulated moments to estimate the value function which in turn is used to calculate the economic value of environmental quality changes we apply this method to data on foreclosure property auctions in tokyo in order to economically evaluate hypothetical improvements in neighborhood fire risks

combining revealed and stated preference data to estimate preferences for residential amenities a gmm approach we show how stated preference information obtained from a choice experiment and revealed preference information based on housing market transactions can be combined via generalized method of moments gmm estimation specifically we use a moment condition matching the predicted marginal willingness to pay wtp from a first stage hedonic model to the marginal wtp formula implied by the choice experiment utility function this is coupled with other moments from the choice experiment to produce gmm based estimates of parameters that reflect the strengths of each data source our application values remediation of a contaminated site in buffalo new york and we find evidence in support of estimates arising from our approach jel q51 q53

do seller disclosures affect property values buyer information and the hedonic model the hedonic method is widely used to infer the value of environmental amenities that are bundled with real property the interpretation of hedonic prices as marginal values requires that households are fully informed yet there is evidence that buyers are often less informed than sellers a graphical illustration in this study suggests that asymmetric information between buyers and sellers can affect hedonic prices this intuition is confirmed by a quasi random experiment that exploits spatial and information discontinuities stemming from a seller disclosure for flood zones results suggest a 4 decline in housing prices in flood zones after disclosures commenced

housing market fluctuations and the implicit price of water quality empirical evidence from a south florida housing market in this study we utilize a hedonic property price analysis to examine changes in the implicit price of water quality given housing market fluctuations over time we analyze martin county florida waterfront home sales from 2001 to 2010 accounting for the associated significant real estate fluctuations in this area through flexible econometric controls in space and time we apply a segmented regression methodology to identify housing market price instability over time interact water quality with these identified market segmentations and embed these interactions within a spatial fixed effect model to further account for any spatial heterogeneity in the waterfront market results indicate that water quality improvement is associated with higher property values we find no evidence that the economic downturn crowded out concern for the water quality in this area we further impute an implicit prices of 2614 evaluated at the sample mean for 1 point increase in the water quality grade

the opportunity cost of coastal land use controls an empirical analysis for more than a decade demographers have been documenting the migration of the u s population from interior to coastal states a belief that this trend will persist has led to concern about increased housing and commercial development in coastal areas added development brings water pollution and reduces the natural cover of the coastline many states have responded to this trend with land use controls that limit new residential and commercial development on land adjacent to coastal water controls such as these have essentially three economic efficiency effects first on the positive side is the preservation of coastal open space and reduction of water pollutants benefits enjoyed by residents and visitors second and on the negative side is decreased residential and commercial proximity to the coast fewer households and businesses can locate near the

flooding risk and housing values an economic assessment of environmental hazard abstract climate change the boom and bust cycles of rivers and altered water resource management practice have caused significant changes in the spatial distribution of the risk of flooding hedonic pricing studies predominantly for the us have assessed the spatial incidence of risk and the associated implicit price of flood risk using these implicit price estimates and their associated standard errors we perform a meta analysis and find that an increase in the probability of flood risk of 0 01 in a year is associated to a difference in transaction price of an otherwise similar house of 0 6 the actual occurrence of a flooding event or increased stringency in disclosure rules causes ex ante prices to differ from ex post prices but these effects are small the marginal willingness to pay for reduced risk exposure has increased over time and it is slightly lower for areas with a higher per capita income we show that obfuscating amenity effects and risk exposure associated with proximity to water causes systematic bias in the implicit price of flood risk

valuing oil properties integrating option pricing and decision analysis approaches there are two major competing procedures for evaluating risky projects where managerial flexibility plays an important role one is decision analytic based on stochastic dynamic programming and the other is option pricing theory or contingent claims analysis based on the no arbitrage theory of financial markets in this paper we show how these two approaches can be profitably integrated to evaluate oil properties we develop and analyze a model of an oil property either a developed property or a proven but undeveloped reserve where production rates and oil prices both vary stochastically over time and at any time the decision maker may terminate production or accelerate production by drilling additional wells the decision maker is assumed to be risk averse and can hedge price risks by trading oil futures contracts we also describe extensions of this model that incorporate additional uncertainties and options discuss its use in exploration decisions and in evaluating a portfolio of properties rather than a single property and briefly describe other potential applications of this integrated methodology

undesirable facilities and property values a summary of empirical studies abstract undesirable land uses are expected to impose health or amenity risks on surrounding communities these risks are expected to be translated economically into negative effects on adjacent property values these negative effects may be present even when such uses possess offsetting advantages of proximity such as employment opportunities the purpose of this study is to summarize empirical studies completed to date that test whether undesirable land uses have observable negative effects on adjacent property values this information may be useful in assessing minimum valuations of terminating undesirable land uses such as clean up of hazardous sites or compensation necessary to ameliorate the economic impacts of new undesirable uses

what do property values really tell us a hedonic study of underground storage tanks hedonic property value models are widely used but are susceptible to potentially invalid conjectures based on the assumed measure of environmental quality this paper focuses on an application where this is of particular concern leaking underground storage tanks i estimate a hedonic model using quasi experimental and spatial econometric techniques similar to previous studies i examine how house prices vary with distance to the disamenity this approach yields little evidence that prices are adversely impacted however to better measure risks i utilize home specific data on groundwater well tests and correspondence from regulators and find an 11 depreciation when households are well informed