the future price of houses mortgage market conditions and the returns to homeownership the purpose of this paper is to provide a simple framework in which to analyze the impact of a perfectly anticipated increase in the future selling price of houses on current house purchase decisions in the presence of capital market imperfections since implicitly it is the after tax selling price of houses that is considered this analysis is equivalent to one of a decrease in the capital gains tax on houses at retirement in this paper assumptions about homeownership mortgage markets and liquidity constraints are added to a life cycle model of asset accumulation taking the date of house purchase as exogenous it is shown that the impact of an exogenous increase in the expected future price of houses depends on current mortgage market conditions the future price of houses relative to the current price and the ratio of liquid assets to future labor income as well as preferences also a simple model of a market for houses is presented to analyze the impact of an increase in the expected future price of houses on the current market clearing price the mortgage market and the redistribution of the housing stock to consumers according to their wealth and liquidity characteristics in the life cycle model as exposited by franco modigliani and robert brumberg an increase in consumption in one period requires a decrease in consumption in another period when owner occupied housing is added to the model the tradeoff between consumption in different periods becomes more complex purchasing a larger house entails an increase in the consumption of housing services and an increase in assets held in the form of a house but a decrease in either nonhousing consumption or the holdings of an alternative asset or both the response of the consumer to price or income changes is also limited by financial market constraints capital market imperfections have been introduced into the life cycle model by a number of authors see for example lester thurow thayer watkins thomas russell clark wiseman and christopher pissarides and several authors have explicitly considered the impact of capital market imperfections on the house purchase decision see william dolde and james tobin william poole donald lessard and modigliani and dolde most similar to this study although developed independently roland artle and p varaiya s paper includes the theoretical incorporation of the house purchase decision into a life cycle model they consider the problem of choosing the date of house purchase while treating the level of consumption of housing services as exogenous in the life cycle model in this paper the consumer chooses the size of house to purchase at an exogenous date to use the life cycle model in the framework of a market of houses it is assumed that the stock of houses and the prices of all other goods including the rate of return on the alternative asset are fixed all consumers are identical except perhaps for initial wealth as noted by irving fisher p 325 in a world of perfect foresight and perfect markets the rates of return on all assets are equated in equilibrium if markets are perfect with the stock of houses and other prices fixed the present price of houses will rise by an amount equal to the present value of an exogenous increase in a future price of houses when mortgage market imperfections are introduced this relationship no longer holds and a future price increase may result in a redistribution of the current stock assistant professor of economics university of michigan this paper is an extension of a chapter of my doctoral thesis at the university of wisconsin madison the helpful comments of donald d hester charles a wilson hal varian and george borts are gratefully acknowledged

household savings and residential mobility in informal settlements in bhopal india strategies to address the problem of informal settlements have focused on slum upgrading sites and services programmes and tenure security there has been less attention on what enables slum dwell

the variable rate of growth effect in the life cycle saving model the rate of growth in real gnp g affects the aggregate saving rate positively in life cycle saving models this rate of growth effect is invariably estimated as the coefficient of g in the saving function we show that other determinants of the saving rate influence the rate of growth effect in other words the rate of growth effect is not constant specifically the real rate of return on financial assets and the population dependency ratio determine the timing of saving over the life cycle and hence alter the rate of growth effect the dependency ratio also has an effect on the saving rate which is independent of g because it together with the foreign saving rate determines the level of saving over the life cycle

the determinants of private saving in india abstract this paper examines the determinants of private saving in the process of economic development in the light of the indian experience it is found that the saving rate rises with both the level and the rate of growth of disposable income the real interest rate on bank deposits has a significant positive impact but the magnitude of the impact is modest public saving seems to crowd out private saving but less than proportionately furthermore the spread of banking facilities in the economy and the inflation rate have a positive impact and changes in the external terms of trade a negative impact on private saving

living like there s no tomorrow the psychological effects of an earthquake on savings and spending behavior abstract natural disasters impact economies not only through physical damages but also by affecting survivors emotionally and psychologically this can alter their economic behavior in ways that remain poorly understood we present a model of post disaster savings that reveals two opposing tendencies the need to self insure through increased savings and the drive to enjoy life while it lasts through increased spending we use panel datasets from china s sichuan province and isolate psychological impacts by focusing on those who lived in quake areas but did not themselves suffer damages or injuries although they did not bear economic losses they saved less spent more on alcohol and played majiang a chinese game more often suggesting that the no tomorrow tendency dominated over the precautionary tendency the magnitude of the savings rate impact a drop of 0 17 percentage points for each percent of distance closer to the epicenter is economically significant and persists in the medium term

individual demands from household aggregates time and age variation in the composition of diet this paper uses non parametric regression with smoothness induced by imposition of a roughness penalty to estimate time dependent relationships between age and intakes of energy total fat and saturated fatty acids employing data on household food acquisitions from a continuous survey covering the period 1975 94 a discrete analogue of the bivariate thin plate spline smoother is used to smooth the estimates across age and time with age and calendar time specific estimated intakes in hand it is possible to track changes with age within cohorts of particular interest in this application are estimates of the change through time and across age in measures of dietary composition which figure in many governments dietary targets such as the proportion of energy derived from fat the method used here can be applied in any situation in which household aggregate data are available on consumption of private goods and there is a need to model the demands of household members or to control for household composition opening the way to the construction of individual pseudo panels from household aggregates 1998 john wiley sons ltd

understanding the mechanisms of economic development in this paper i advocate the investigation testing and modification of mechanisms as a progressive empirical research strategy for the field of economic development and other areas of applied economics i discuss three lines of work that have elucidated mechanisms that are relevant for development 1 connections between saving and growth 2 the determinants of commodity prices which are a key source of income for many developing countries and 3 some unexpected puzzles that arise in considering the linkages between income and food consumption in each case my discussion illustrates the positivist approach to the hypotheticodeductive method in this approach mechanisms are proposed key predictions derived and tested and if falsified the mechanisms are rejected or modified if the predictions of a mechanism are confirmed if they are sufficiently specific and if they are hard to explain in other ways we attach additional credence to the mechanism albeit provisionally since later evidence may undermine it sometimes the falsifications can be repaired by changing supplementary assumptions and sometimes they involve long steps backwards where the model is abandoned and often there is disagreement about which is the correct response but the end result is an accumulation of useful knowledge and understanding

saving and growth evidence from micro data abstract this paper examines whether the observed cross country correlation between aggregate saving rates and economic growth can be explained by models in which higher growth increases saving rates rather than the other way around there are two explanations why higher growth might increase saving first life cycle theory implies that higher growth will increase the life time wealth of younger savers relative to older dissavers thereby increasing the aggregate saving rate second models of consumption with habit formation imply that consumption responds slowly to unexpected income growth so unanticipated growth can produce a higher saving rate at least in the short run i assess these explanations using time series of cross sections of household surveys from four countries the us britain taiwan and thailand i find evidence that higher growth will produce only small increases in aggregate saving rates

multiple bgps in a growth model with habit persistence this paper establishes multiple balanced growth paths in an otherwise standard competitive growth model without externality or distortions and with households preference dependent upon how his her consumption compares to a habit stock formed by his her own past consumption the key feature in our model is that consumption forms habits in combination with existing habits this model establishes multiple equilibria because habit persistence induces an internal intertemporal complementarity effect among consumption flows with current consumption reinforcing future consumption as a result there exist two balanced growth paths with one path exhibiting low consumption and habits and high economic growth and the other path exhibiting high consumption and habits and low growth that is not necessarily a development trap both steady states are saddles but global indeterminacy arises where a high balanced growth path co exists with a low balanced growth path where the two equilibrium paths cannot be pareto ranked and history need not matter for the selection of the equilibrium path

evaluation of financial liberalization a general equilibrium model with constrained occupation choice the objective of this paper is to assess both the aggregate growth effects and the distributional consequences of financial liberalization as observed in thailand from 1976 to 1996 a general equilibrium occupational choice model with two sectors one without intermediation and the other with borrowing and lending is taken to thai data key parameters of the production technology and the distribution of entrepreneurial talent are estimated by maximizing the likelihood of transition into business given initial wealth as observed in two distinct datasets other parameters of the model are calibrated to try to match the two decades of growth as well as observed changes in inequality labor share savings and the number of entrepreneurs without an expansion in the size of the intermediated sector thailand would have evolved very differently namely with a drastically lower growth rate high residual subsistence sector non increasing wages but lower inequality the financial liberalization brings welfare gains and losses to different subsets of the population primary winners are talented would be entrepreneurs who lack credit and cannot otherwise go into business or invest little capital mean gains for these winners range from 17 to 34 percent of observed overall average household income but liberalization also induces greater demand by entrepreneurs for workers resulting in increases in the wage and lower profits of relatively rich entrepreneurs of the same order of magnitude as the observed overall average income of firm owners foreign capital has no significant impact on growth or the distribution of observed income

financial intermediation business failures and real business cycles in this paper a general equilibrium business cycle model is construct ed that when subjected to real disturbances mimics observed qualita tive comovements among real output money business failures risk pr emia intermediary loans and prices in contrast monetary disturban ces generate cycles that have several inconsistencies with empirical evidence thus providing support for real business cycle theory at th e expense of monetary theories of the business cycle financial inter mediation arises endogenously in the model and intermediation matters for business cycle behavior a credit supply mechanism acts in tande m with an intertemporal substitution effect in propagating stochastic disturbances copyright 1987 by university of chicago press

the effect of liquidity constraints on consumption a cross sectional analysis this paper examines the effect of liquidity constraints on consumption expenditures using a single year cross section data set a reduced form equation for consumption is estimated on high saving households by the tobit procedure to account for the selectivity bias since high saving households are not likely to be liquidity constrained the estimated equation is an appropriate description of how desired consumption that would be forthcoming without liquidity constraints is related to the variables available in the cross section data when the reduced form equation is used to predict desired consumption the gap between desired consumption and measured consumption is most evident for young households

a comparison of national saving rates in the uk us and italy abstract we develop the approach of gokhale kotlikoff and sabelhaus 1996 understanding the postwar decline in us saving a cohort analysis brookings papers on economic activity 0 315 390 based on the life cycle model of savings to decompose the differences in the national saving rates between the uk us and italy our work suggests that the us saving rate is lower principally because americans on average retire later in contrast the italian saving rate is higher predominantly because italians are credit constrained particularly when young we also found that demography and the different tax and benefit systems are able to explain little of the cross sectional differences in saving rates the study accounts for the possible importance of inter generational private transfers in determining saving rates

does the quality of institutions enhance savings the case of sub saharan africa over the last three decades there has been increasing disparity in savings across regions and income groupings globally in this paper we investigate whether the quality of institutions explains

tenure choice and expected mobility a synthesis abstract this study employs a joint logit probability model to estimate the effects of a vector of independent variables on the household s current tenure choice and expected mobility which are hypothesized to be simultaneously determined in the empirical analysis it was found that the coefficient on the endogenous variables tenure choice and expected mobility is the most highly significant of all the coefficients estimated in addition in previous analyses the age of the household head has always exhibited a highly significant positive effect on the probability of ownership however in this analysis it is demonstrated that this age variable was acting as a proxy for the expected mobility and wealth of the household

effects of homeownership on household savings abstract causal effects of homeownership decisions on the level and composition of household savings accumulation are estimated genuine positive impacts on both total and nonhousing savings as a function of house value chosen are found the findings suggest however that the homeownership decision in conjunction with choice of an average owner occupied house value does not substantially alter the total amount of accumulated household savings

growth and saving among individuals and households the lifecycle theory of saving and consumption predicts that changes in an economy s rate of economic growth will affect its aggregate saving rate by changing the lifetime resources of younger people relative to older people however studies that track the saving behavior of cohorts of household heads over time as they age have yielded estimates of age saving profiles that are too flat for growth to have much effect on the aggregate saving rate one problem with the cohort approach is that multigenerational households are common in many counties and the age saving profiles of households may be quite different from the age saving profiles of individuals that make up households in this paper we propose a method for estimating individual age saving profiles using household data this method is applied to data from taiwan and thailand we find that the individual method yields results that are more favorable to the lifecycle model these results imply that changes in the rate of economic growth may in som

consumption over the life cycle facts from consumer expenditure survey data this paper uses consumer expenditure survey data and a seminonparametric statistical model to estimate life cycle profiles of consumption controlling for demographics cohort and time effects we construct age profiles for total and nondurable consumption as well as expenditure patterns for consumer durables special emphasis is placed on the comparison of different approaches to control for changes in demo graphics over the life cycle we find significant humps over the life cycle for total nondurable and durable expenditures changes in household size account for roughly half of these humps bootstrap simulations suggest that our empirical estimates are tight in that standard errors are small

the life cycle model of consumption and saving a central implication of life cycle models is that agents smooth consumption we review the empirical evidence on smoothing at frequencies from within the year up to across a lifetime we find that life cycle models particular those which incorporate realistic features of markets and goods have more empirical successes than failures we also show that some apparent deviations from theoretical predictions imply very small welfare losses for agents finally we emphasize that the coherence of life cycle models imposes an important discipline when incorporating new features into models

credit constraints and growth in a global economy we show that in an open economy olg model the interaction between growth differentials and household credit constraints more severe in fast growing countries can explain three prominent global trends a divergence in private saving rates between advanced and emerging economies large net capital outflows from the latter and a sustained decline in the world interest rate micro level evidence on the evolution of age saving profiles in the u s and china corroborates our mechanism quantitatively our model explains about 40 percent of the divergence in aggregate saving rates and a significant portion of the variations in age saving profiles across countries and over time

savings behaviour in low income countries the empirical literature on savings in low income countries has exploited some remarkable data sets to shed new light on savings behaviour in the poor agricultural households that make up the majority of the population in such countries a number of conclusions have emerged i the degree of consumption smoothing over seasons within the year and across years in response to very large income fluctuations is higher than was supposed ii the lack of complete insurance and credit markets however is manifested in asset stocks and asset compositions among farmers especially small farmers that are inefficient iii the combination of low and volatile incomes is an important cause of inefficiency and income inequality iv the proximity of formal financial institutions increases financial savings and crowds out informal insurance arrangements thus in principle better facilitating financial intermediation and iv simple life cycle models of savings do not appear to explain long term savings in low income settings copyright 2001 oxford university press

banks capital markets and the monetary transmission mechanism this paper reviews the recent literature on bank behavior and the transmission process of monetary policy it examines the implications of asymmetric information for the credit market and the capital market and discusses the macroeconomic significance of these results in models with imperfect information net worth is found to play a key role in generating macroeconomic fluctuations and in the monetary transmission process the special characteristics of banks are discussed and also the conditions required for the presence of a distinct credit channel for monetary policy empirical evidence on the importance of the new theories is briefly reviewed including an evaluation of the role of capital market imperfections in investment and consumption and the differential impact of monetary policy on small and large firms the lessons to be drawn from these theoretical and empirical results for the conduct of monetary policy are briefly outlined

demographic change and the uk savings rate microeconomic data are used to explore the effects of a changing age structure on the uk s aggregate personal savings rate the findings suggest that changes to the population s age structure have had detectable sustained but relative to the yearly changes observed in the savings rate over the previous century modest effects on aggregate personal sector savings it is estimated that the projected changes to the uk s age structure over the next 40 years are likely to raise the uk s savings rate but by no more than two percentage points no basis is found for the view that the aggregate savings rate will decline as a result of the anticipated ageing of the uk population

investment diversion and equity release the macroeconomic consequences of increasing property values the 1970s argument that investment in land and property diverted finance from productive investment in manufacturing is shown to be fallacious the seller of property at higher prices will recirculate that investment into productive sectors and arguments that the distinction between services and manufacturing is important are erroneous the 1980s argument that households are able to release their increased equity gain from house price inflation to finance consumption is the converse of this argument rising house prices will require potential buyers to save more in advance of purchase this paper argues that both lines of reasoning neglect the influence of rising property values on the rate of savings rising property prices lead people to believe their wealth to have increased and thus depress their level of savings and increase consumption this is seen as a particularly british problem because of the impact of land use planning restrictions on land supply and thus land prices and the recent shif

the demand for housing in spain an endogenous switching regression analysis housing demand in spain has been studied by using data disaggregated into primary and secondary housing demands it is found that demand for both types of housing area indeed related and that they are both considered necessities thus suggesting that their consumption ought to be modelled as a joint decision moreover it is found that traditional determinants of housing demand affect primary and secondary home demands differently these differences are attributable to the following economic rationales need for asset holdings diversifications relative high cost of home ownership versus rental in choice locations and differences in land demand intensity across regions in sum the findings suggest that policy makers in spain contrary to popular beliefs must consider secondary homes an integral part of households accommodation need

age dependency and labour productivity divergence abstractthis study finds strong empirical evidence in favour of the hypothesis that the age composition of population matters for labour productivity growth we applied the fixed effects panel model using data on a large number of countries over the period 1980 2010 our results suggest that higher age dependency not only directly impacts negatively on labour productivity but also modifies the impact of other determinants of labour productivity child dependency has a more adverse effect on labour productivity than old age dependency we specifically find that the marginal effects of gross capital formation information and communication improvement and labour market reforms are significant at lower levels of age dependency however the marginal effect of savings on labour productivity is high at a high level of age dependency the impact of age dependency varies between developed and developing economies diversity in the size and nature of age dependency across regions and different income groups help