did migration in the 1980s narrow the north south divide this paper integrates empirical analysis of the decision to migrate from a region with that of destination choice thus we are able to study how net migration and not just gross outflows are influenced by regional labour market circumstances the results suggest that relative regional wages rates but not relative unemployment and vacancy rates are effective in reallocating labour from regions experiencing adverse demand shocks we find little evidence that manual labour is migrating from those regions with relatively high manual unemployment but that migration plays a more conventional role in the regional adjustment process for non manual workers

mobility behavior of the elderly mobility patterns of the elderly provide a particularly interesting theoretical subcase of a more general migration model which interacts individual specific traits e g health and retirement status and location specific traits e g amenities rents and wages the spatially invariant incomes pensions dividends etc of the retired are shown to lead to migration toward areas where the wage and rent compensation for amenities necessary for spatial equilibrium occurs primarily in the labor market rather than in the land market empirical evidence appears to be consistent with theoretical expectations more investigation however is clearly desirable

residential choice and the supply of local public goods abstract this paper deals with the supply of local public goods in an agglomeration consisting of a central city and a given number of suburban communities the properties of an equilibrium under free mobility are studied in particular a community s population size level of public good and public spending are analyzed as a function of distance to the central city an extension analyzes an equilibrium with two income classes and the corresponding income location pattern

the impact of climate change on internal migration in brazil abstract business as usual climate change forecasts point to sharp temperature rises and agriculture yield losses in many regions of brazil we study the impact of these changes on internal migration and population distribution we employ a spatial equilibrium model in which the climate shapes workers locational choices through the usual amenity value channel and the novel indirect channel via agriculture wages our simulations reveal that migration rates are 9 65 higher and that 0 9 million more people migrate inter regionally under future climate conditions furthermore climate change will likely exacerbate the country s regional inequalities as the most developed regions gain population and welfare while the least developed regions lose

the amenity value of the british climate this study explores the amenity value of climate to households in britain we employ the hedonic technique and use household panel data to derive the marginal willingness to pay for small changes in climate variables we analyse both the housing and the labour market climate is described in terms of heating cooling degree and rain days evidence suggests that it is the housing market that mainly compensates for climate amenities according to the results the relationship between property prices and climate has an inverted u shape for the sample about 50 per cent of the locations are close to the preferred levels of heating and cooling degree days while the results for rain days are more varied connecting the results to projections of climate change leads to the conclusion that future developments are likely to move a number of households further away from their preferred climate thus leading to larger regional disparities

note comment and letter to the editorsustainable oligopolies in this paper we show that an oligopoly market where both increasing returns to scale and competition are present can nevertheless satisfy stability conditions in a sustainable oligopoly 1 each consumer chooses the firm which proposes the price quality schedule he prefers 2 firms earn non negative profits 3 no new firm could attract consumers and make profits we prove that such a sustainable oligopoly exists under rather weak assumptions the results apply to most models of vertical or horizontal product differentiation or to models of quality differentiation due to congestion effects

examining the role of economic opportunity and amenities in explaining population redistribution abstract this paper develops a model of migration integrating equilibrium and disequilibrium components in which individuals and firms form rational expectations about future opportunities levels of migration are derived as functions of variations in factors influencing migrant labor demand economic opportunity and migrant labor supply residential amenities the model is used to estimate the extent to which migration in the united states over the period 1950 1980 is determined by these two classes of exogenous factors

financial derivative instruments and social ethics recent finance literature attributes the development of derivative instruments interest rate futures stock index futures to 1 technological advances and 2 improved mathematical models for predicting option prices this paper explores the role of social ethics in the acceptance of financial derivatives the relationship between utilitarian ethical principles and the demise of turn of the century bucket shops is contrasted with modern tolerance of financial derivatives based upon libertarian ethical precepts our conclusion is that a change in social ethics also facilitated the growth in trading in modern financial derivatives

what drives bank securitisation the spanish experience abstract this paper analyses the reasons why spanish banks securitised in the period 2000 2007 on such a large scale that spain has become the european country with the second largest issuance volume after the uk the results obtained by applying a logistic regression model to a sample of 408 observations indicate that liquidity and the search for improved performance are the decisive factors in securitisation we find no evidence to support hypotheses regarding credit risk transfer and regulatory capital arbitrage our study also presents a more detailed analysis that differentiates between asset and liability securitisation programmes

individual production community characteristics and the provision of local public services abstract socioeconomic variables reflect differences in individual production functions for such commodities as a personal safety or education where both private goods and community characteristics are inputs to this production government activities are demanded because of their direct impact on community characteristics and indirect contribution to production since each activity affects many characteristics efficient provision depends upon the proper consideration of the cross effects of community activities on characteristics because production functions may differ across demographic groups efficient provision depends upon community demographics and heterogeneity in equilibrium may result a method for indexing public services using community characteristics is suggested allowing the isolation of movements in prices and quantities from expenditure data

globalization and investment in human capital workers are becoming increasingly concerned about the impact that globalization has on their domestic labor market while existing research typically focuses on the effects on labor market outcomes such as wages and employment we examine whether american workers respond to globalization by increasing their investment in human capital specifically we measure the extent to which offshoring and immigration affect enrollment at institutions of higher education the results indicate that both offshoring and immigration increase enrollment at community colleges particularly among older students we conclude that workers in the u s are responding to offshoring and immigration by acquiring the skills necessary to compete in a global economy

tiebout with politics capital tax competition and constitutional choices this paper examines how capital tax competition affects jurisdiction formation we describe a non cooperative locational model of public goods provision choices where the levels of taxation and the local public good varieties provided within jurisdictions are selected by majority voting and where equilibrium jurisdictions consist of consumers with similar tastes we show that interjurisdictional tax competition results in an enlargement of jurisdictional boundaries and even in the absence of intrajurisdictional transfers can raise welfare for all members of a jurisdiction

efficient exchange with a variable number of consumers the notion of a club efficient allocation introduced in this paper is shown to allow for a unifying treatment of rather disparate matters the main result deals with the dual characterization of such allocations the fundamental theorems of welfare economics the limit theorem on the core and a general version of a henry george theorem on the relationship between aggregate land rent and local public expenditures all can be recovered as special cases of this paper s main result

jobs versus amenities in the analysis of metropolitan migration abstract this paper demonstrates that jobs and wages are considerably more important than location specific amenities in explaining net metropolitan migration of employed persons these results which are derived mainly from a unique set of annual migration data differ considerably from the earlier findings of p e graves j urban econom 6 135 147 1979 that show amenities to be powerful contributors to the analysis of net metropolitan migration several hypotheses are offered and tested to explain the appreciable difference between graves s results and those of the present study but the importance of economic factors as opposed to amenities persists the findings of this study are generally consistent with the earlier findings of muth southern econom j 37 295 306 1971

second best taxation as a game second best theory usually lies in the realm of normative analysis it focuses attention on the best solutions which still can be obtained in problems where constraints of various natures forbid the attainment of first best pareto optimal situations its central concern is the characterization of such second best solutions and a large part of the literature concentrates on the optimal design of taxes or of policies of public firms taking a second best problem we try in this paper to shift the emphasis from normative to positive considerations the solution we are interested in is not optimal with respect to some a priori given social welfare function embodying justice objectives but it is supposed to reflect the power of the different agents in a negotiation process clearly the conceptual tools required for such an analysis are to be found in game theory and it is actually a game theoretical approach that we follow here the model we are looking at is presented in section ii it formalizes one of the simplest second best problems that can be imagined we have a twogood economy with one private good and one public good agents have different wealth in private good and the public good is financed through a wealth tax this latter fiscal system is clearly not flexible enough to adjust contributions with marginal willingnesses to pay so that we actually face a second best situation there is one decision variable in the society the tax rate which determines the public good production about which the agents have conflicting desires to this problem we associate a game which provides a precise framework for the analysis of the power of the agents the positive outcomes of the negotiation process are supposed to belong to the core of this game sections iii and iv concentrate on the analysis of the core the results strongly contrast with those obtained in the classical studies of the core of 67 0022 053 l 81 040067 25 02 00 o

maximum score estimates of the determinants of residential mobility implications for the value of residential attachment and neighborhood amenities abstract this paper uses a semiparametric empirical technique maximum score to estimate the determinants of the decision of low income renters to move out of their dwelling the maximum score estimates prove to be far more precise than probit estimates the estimates are used to show that low income residents highly value remaining in their dwelling in addition these estimates are used to illustrate an alternative method to measure willingness to pay for neighborhood amenities which we argue to be superior to hedonic based wtp measures

a forward looking ricardian approach do land markets capitalize climate change forecasts abstract the hedonic pricing method is one of the main approaches used to estimate the economic value of attributes that affect the market price of an asset this method is routinely used in environmental economics to derive the economic valuation of environmental attributes such as air pollution and water quality for example the ricardian approach is based on a hedonic regression of land values on historical climate variables forecasts of future climate can then be employed to estimate the future costs of climate change we show that this approach is only valid if current land markets ignore climate forecasts while this assumption was defensible decades ago when this literature first emerged it is reasonable to hypothesize that information on climate change is so pervasive today that markets may already price in expectations of future climate change indeed we show empirically that agricultural land markets in the united states now capitalize expectations about future climate change we derive a straightforward empirical correction to the standard ricardian approach called the forward looking ricardian approach that can be implemented with readily available data accounting for market beliefs decreases the estimated magnitude of climate change damages by 50 62

three ethical roots of the economic crisis on sept 15 2008 dark monday the world witnessed a radical reshaping of wall street lehman brothers fell toward bankruptcy merrill lynch was sold to its rival bank of america and aig pleaded for 40 billion in government relief those calamities marched in step with a dismal parade including the us government takeover of fannie mae and freddie mac the bailout of bear stearns and the entire subprime debacle we rightly blame wall street leaders for bungling business decisions for misestimating risk and overloading banks with single strategy investments we now are living with the aftermath of these business mistakes but how about ethical mistakes were they too part of the crisis of course we need and certainly will get more robust regulation we have been reminded that banks are like utilities we must keep the lights on we must heat our homes the biggest banks cannot fail and that s why at least the utility like portion of banking will have to be regulated and regulated more firmly that s an important

wall street and the housing bubble we analyze whether mid level managers in securitized finance were aware of the housing bubble and a looming crisis in 2004 2006 using their personal home transaction data we find little evidence of them timing the bubble or exercising cautious behavior in purchasing homes relative to two uninformed control groups one composed of non housing equity analysts and the other of non real estate lawyers to the extent that the practice of securitization may have led to lax screening of subprime borrowers the average person in our sample did not expect it to lead to problems in the wider housing market our findings suggest the need to expand the incentives based view of the crisis to incorporate a role for distorted beliefs

equilibrium in a finite local public goods economy abstract this paper examines the existence of a noncooperative equilibrium in a finite local public goods economy where consumers have quasi linear preferences jurisdictions consist of consumers who chose the same public project and finance the cost of production of public goods through either a proportional income tax or a poll tax we show that under a proportional income tax scheme a nash equilibria may fail to exist under a poll tax scheme an equilibrium always exists but in general nash equilibria violate a very weak efficiency condition we conclude by commenting on the stabilizing effect of zoning policies journal of economic literatureclassification number c71

the effect of welfare and wage levels on the location decisions of female headed households abstract this paper develops and estimates a model designed to calculate the impact of welfare benefit levels wages and tax rates on the location choices of female headed households the empirical model assumes that women simultaneously choose both where they will live and whether or not they will participate in the welfare system based on their expected income and expected hours of work for each location participation possibility these income and hours expectations depend in turn on the welfare benefits wage and tax rates facing each household in each location it is found that both regional welfare levels and wage rates have a significant effect on the location decisions of this population the probability of a typical female headed household with little outside income leaving an area with low welfare payments and low wages can be as much as 12 points higher over a 4 year period than the probability of leaving a high welfare high wage area

the importance of local fiscal conditions in analyzing local labor markets a new test of the compensating wage differential model is proposed the logic behind roback s model which shows how differences in nonproduced amenities may be reflected in intercity wage differentials is extended to the case of differences in local fiscal conditions represented by tax rates and publicly produced services results show that differences in local tax rates and services provisions do generate compensating wage differentials across cities the effects of a particularly large set of taxes and effective services output measures are examined differences in local fiscal conditions are shown to play important roles in explaining the variance in intermetropolitan wages

political institutions and sorting in a tiebout model we construct a computational model of tiebout competition and show that political institutions differ in their ability to sort citizens effectively in particular we find that certain types of institutions those that become more politically unstable as citizen heterogeneity increases perform relatively poorly given a single jurisdiction yet these same institutions perform relatively well when there are multiple jurisdictions we provide an explanation for this phenomenon which draws upon simulated annealing a discrete nonlinear search algorithm jel

the ethics of credit rating agencies what happened and the way forward during the short span of a few months in 2008 14 trillion dollars of highly rated bonds fell into junk status surprising the global financial system and accelerating an economic decline the result was the worst fracture of the us financial system since the great depression credit rating agencies cras in particular have come under intense scrutiny as a result of this latest disaster both domestically and internationally including many congressional inquiries and government investigations most of the public and scholarly discussions about cras focus on reforming the financial system so that the crisis of the magnitude of the 2008 disaster will not happen again an important overtone of industry criticisms includes a sense of ethical impropriety on the part of cras and ethical uncertainty about the institutional mechanisms that are currently in place rarely however are the ethics of the industry the explicit subject of analysis in this article we discuss the lessons from the policy debates and recent legislation to develop an account of the ethics of the cra industry

securitization a financing vehicle for all seasons securitization is considered to be one of the biggest financial innovations of the last century it is also regarded as both a catalyst and a solution to the 2008 financial crisis once a popular method of financing the mortgage and consumer credit markets aspects of the global securitization market are now struggling to revive in this paper i discuss the role that ethics played in securitization prior to the 2008 financial crisis and find that it is not an obvious story of moral failures but rather that it lies in more subtle elements of the financial system the ethics uncertainty role in the securitization story is one of flawed incentives and the shifting of responsibility for handling risk the role of securitization and the ethics of risk transfer have rarely been discussed explicitly in the literature the historical origins of securitization and lessons learned from previous flawed uses of the process are also provided i also detail the various global institutional reform proposals that have taken place moving forward it is crucial to understand the causes consequences and ethical implications of securitization in the financial crisis so as to help individuals and managers better assess risk align incentives and design appropriate policy responses

quantities qualities and multiple public services in the tiebout model abstract this paper introduces a new more realistic characterization of local public services this characterization fits education parks and streets none of which are a pure samuelsonian good it is shown that tiebout s hypothesis holds for this new type of services provided correct user charges are adopted introducing several local services considerably affects the results the paper emphasizes the difference in tastes with regard to quality as opposed to quantity earlier literature is shown to apply to the role of quality and ignores the role of quantity the effect of the latter makes mixed communities more efficient than segregated ones it is shown that efficient allocation with mixed communities is an equilibrium in a costless mobility tiebout type setting

applied welfare economics with discrete choice models economists have been paying increasing attention to the study of situations in which consumers face a discrete rather than a continuous set of choices such models are potentially very important in evaluating the impact of government programs upon consumer welfare but very little has been said in general regarding the tools of applied welfare economics indiscrete choice situations this paper shows how the conventional methods of applied welfare economics can be modified to handle such cases it focuses on the computation of the excess burden of taxation and the evaluation of quality change the results are applied to stochastic utility models including the popular cases of probit and logit analysis throughout the emphasis is on providing rigorous guidelines for carrying out applied work this abstract was borrowed from another version of this item

economic theories of the break up and integration of nations abstract this paper surveys the recent political economy literature on the size distribution of nations the main themes of this literature are 1 a the spread of democracy leads to the creation of too many sovereign states 2 b the extent of factor mobility plays a key role in determining the incentives towards separation or integration 3 c economic integration through the development of international trade may require greater political integration to create and effectively maintain a level playing field in international trade at the same time economic integration by reducing the economic costs of separation increases the incentives towards political separation

voting with ballots and feet existence of equilibrium in a local public good economy abstract this paper proves a general existence theorem for equilibrium in a local public good economy with free mobility by extending greenberg and shitovitz s j econ theory46 1988 223 236 approach each jurisdiction s collective choice rule is the d majority voting rule proposed by greenberg econometrica47 1979 627 636 spillover effects of local public goods externalities due to the population distribution and snob effects are all allowed we need transitivity and completeness of preferences these assumptions are not used by greenberg and shitovitz because they do not permit consumers to move free mobility of consumers causes disconnections in consumption sets a problem addressed here journal of economic literatureclassification numbers c62 d72 h72 r13

the consequences of overlapping tax bases for redistribution and public spending in a federation tax and expenditure policies are studied in a federation with imperfectly mobile households states implement a linear progressive tax and supply a public good a vertical fiscal externality reflecting the effect of state policies on federal revenues provides an incentive for state taxes to be too progressive a horizontal fiscal externality causes nonoptimal state taxes and expenditures because of the migration effect the federal government implements its own linear progressive tax and makes transfers to the states the federal government can nullify both externalities by appropriate fiscal policies and redistributive taxation can be decentralized to the states c 1998 elsevier science s a

heterogeneity of preferences for local public goods the case of private expenditure on public education abstract revealed preference techniques are used to investigate the degree of heterogeneity of local public good preferences by testing the hypothesis that demographic characteristics are correlated with preferences for expenditure on public education the test relies on a goodness of fit index which is on an estimation of wasted consumer expenditure we use bootstrap techniques to estimate the distribution of the test statistic preference heterogeneity is found to be common however democrat protestant households are found to have similar tastes and to a lesser extent so are households with school age children where at least one other trait is held in common republicans exhibit the greatest degree of preference heterogeneity

local public goods with mobility existence and optimality of a general equilibrium abstract the existence and optimality of a general equilibrium in a model with a finite number of locations among which the continuum of individuals each individual belonging to one of a finite number of types have to choose is investigated each community finances its own production of public goods by taxes the way in which the tax burden in shared among the different types in the different regions is left arbitrary the model allows for restrictions on the mobility of either residents and or workers congestion and externalities in both production and consumption commuting costs preferences of an individual may also depend on his location as well as on the distribution of all individuals across locations

voting with your feet and the quality of life index abstract this paper develops a new technique that uses the utility maximizing migration decisions of rational voters consumers to construct qol rankings we apply our technique to canadian inter provincial migration data for 1970 1990

new estimates of climate demand evidence from location choice abstract we develop and apply to census data a new method for estimating climate demand the method is useful for ranking quality of life based upon a willingness to pay criterion our two major findings are that the willingness to pay quality of life index is correlated with the hedonic approach s ranking but that the migration approach generates much larger estimates of willingness to pay for a more moderate climate this finding is relevant for evaluating the economic impact of global warming

equivalence of the core and competitive equilibrium in a tiebout economy with crowding types abstract we propose a new model of a local public goods economy with differentiated crowding the new feature is that taste and crowding characteristics of agents are distinguished from one another we prove that if the economy satisfies strict small group effectiveness then the core is equivalent to the set of tiebout equilibrium outcomes equilibrium prices are defined to depend solely on crowding characteristics this implies that only publicly observable information and not private information such as preferences is needed to induce agents to sort themselves into efficient jurisdictions thus our model allows us to satisfy bewley s 6 anonymity requirement on taxes in his well known criticism of the tiebout hypothesis

wages rents and the quality of life this study focuses on the role of wages and rents in allocating workers to locations with various quantities of amenities the theory demonstrates that if the amenity is also productive then the sign of the wage gradient is unclear while the rent gradient is positive the theory is extended to include the housing market and nontraded goods these extensions require little modification of the conclusion the empirical work on wages shows that the regional wage differences can be explained largely by these local attributes with the use of site price data implicit prices are estimated and quality of life rankings for the cities are computed

new estimates of quality of life in urban areas implicit markets capture compensation for intraurban and interregional differe nces in amenities and yield differences in housing prices and wages these pecuniary differences become preference based weights in a qual ity of life index hedonic equations are estimated using microdata fr om the 1980 census and assembled county based amenity data on climati c environmental and urban conditions ranking of 253 urban counties reveals substantial variation within as well as among the 185 urba n areas the quality of life differences across counties within one s msa is almost one half of the difference between the top and bottom ranked counties in the nation copyright 1988 by american economic association

the amenity value of the italian climate the hedonics literature suggests that locations with more favourable characteristics should display compensating wage and house price differentials specifying climate in terms of january and july averages estimates of the marginal willingness to pay for small changes in climate variables are derived using this technique applied to italian data italians would prefer a drier climate during the winter months but higher summertime temperatures are shown to reduce welfare in some locations households would prefer to see clearer skies these results may have relevance to the task of determining the economic impact of future climate change c 2003 elsevier science usa all rights reserved

income sorting and the demand for clean air evidence from southern california people sort over space due to among other factors the demand for amenities this demand is partially determined by income using data from southern california we investigate how variation in air quality affects residential sorting by income we find that sorting caused by air quality differences may exacerbate income segregation

shrouded attributes consumer myopia and information suppression in competitive markets bayesian consumers infer that hidden add on prices e g the cost of ink for a printer are likely to be high prices if consumers are bayesian firms will not shroud information in equilibrium however shrouding may occur in an economy with some myopic or unaware consumers such shrouding creates an inefficiency which firms may have an incentive to eliminate by educating their competitors customers however if add ons have close substitutes a curse of debiasing arises and firms will not be able to profitably debias consumers by unshrouding add ons in equilibrium two kinds of exploitation coexist optimizing firms exploit myopic consumers through marketing schemes that shroud high priced add ons in turn sophisticated consumers exploit these marketing schemes it is not possible to profitably drive away the business of sophisticates it is also not possible to profitably lure either myopes or sophisticates to nonexploitative firms we show that informational shrouding flourishes even in highly competitive markets even in markets with costless advertising and even when the shrouding generates allocational inefficiencies

financial intermediation and delegated monitoring this paper develops a theory of financial intermediation based on minimizing the cost of monitoring information which is useful for resolving incentive problems between borrowers and lenders it presents a characterization of the costs of providing incentives for delegated monitoring by a financial intermediary diversification within an intermediary serves to reduce these costs even in a risk neutral economy the paper presents some more general analysis of the effect of diversification on resolving incentive problems in the environment assumed in the model debt contracts with costly bankruptcy are shown to be optimal the analysis has implications for the portfolio structure and capital structure of intermediaries

do local governments use their tax bases efficiently abstract this paper analyzes an economy with multiple governments and with mobility of individuals across jurisdictions where each government is constrained to raise revenue for public expenditures using distortionary taxes a government is said to be competitive if the total benefits and costs of its decisions including the excess burden are perceived to be internalized the competitive equilibrium allocations are not constrained efficient in general there exists another set of distortionary taxes and public expenditures such that when private sector behavior adjusts to maintain equilibrium all individuals in the economy are better off thus competitive decentralized decision making does not lead to an efficient use of the available tax instruments it is also shown that the source of the failure can be interpreted as a missing market and the form of the best decentralized remedy which involves pricing the tax base is derived

property taxes and property values evidence from proposition 212 abstract we examine the effect of proposition 2 1 2 on revenues and housing prices in massachusetts communities that were initially constrained by the law saw large increases in state aid and the use of fees we use these initial constraints as instruments for changes in other components of revenue while treating the change in the property tax as exogenously determined by proposition 2 1 2 our results strongly suggest that communities that were able to increase their property taxes more rapidly saw greater increases in their housing values in the period following passage of the law

political centralization and government accountability boffa acknowledges financial support from the free university of bolzano ww82 piolatto from the spanish ministry of science and innovation eco 2012 37131 and the government of catalonia 2014 sgr 420 ponzetto from the spanish ministry of science and innovation jci 2010 08414 and eco 2011 25624 the spanish ministry of economy and competitiveness ryc 2013 13838 the government of catalonia 2009 sgr 1157 and 2014 sgr 830 the barcelona gse and the bbva foundation through its first grant for researchers innovators and cultural creators

supply and equilibrium in an economy with land and production a model with a finite number of consumers trading in land that can be changed through production is examined unlike most other models in urban economics land is modeled as measurable subsets of a compact set formally there are three major results conditions are found under which a solution to the producer s profit maximization problem exists secondly conditions are found under which a solution to the consumer s problem exists the assumptions used to prove these two results are standard finally the existence of an equilibrium is demonstrated copyright 1990 by economics department of the university of pennsylvania and the osaka university institute of social and economic research association

amenities and regional differences in returns to worker characteristics average wages in regions in the united states vary considerably in trying to explain these differences in the average wage across regions a number of studies have found that differences in the returns to characteristics of workers such as years of schooling are as important as differences in the skill composition of the labor force 4 6 10 141 these differences in returns are generally interpreted as reflecting regional differences in demand for worker characteristics coupled with barriers to factor mobility this interpretation is based on the argument that the presence of at least one perfectly mobile factor with perfect information will cause spatial convergence in characteristic prices as that particular factor exploits any spatial price differential 4 p 2161 this paper suggests an alternative to this demand based explanation for regional differences in the structure of wages one based on regional differences in the supply of worker characteristics this explanation does not rely on impediments to the movement of workers or firms and is consistent with an equilibrium view of wages in which regional wage differentials are viewed as compensation for local amenities the theoretical model presented in the following section assumes capital and labor are perfectly mobile with perfect information implying that in equilibrium the utility of workers with similar characteristics is the same in all locations this convergence of utility however does not necessarily imply convergence of characteristic prices equilibrium differences in the returns to a specific worker characteristic can exist if worker characteristics affect an individual s valuation of an area s amenities relative to the individual s demand for land

the political economy of regionalism we examine the incentives of regions to unite and separate separation allows for greater influence over the nature of political decision making while unification allows regions to exploit economies of scale in the provision of government our paper explores the influence of size location and the diversity within regions in shaping this trade off we then examine the way in which alternative political institutions aggregate regional preferences and thereby define the number of countries

migration and job change a multinomial logit approach abstract a multinomial logit model of residence and job change is developed and estimated both housing demand and job search characteristics are found to be significant determinants of the decision to migrate it is also found that both equilibrium and disequilibrium forces induce migration and job change finally the data do not appear to be ordered with respect to job and residence change contingencies with the exception of changing neither job nor residence relative to all other contingencies

offshoring immigration and the native wage distribution this paper presents a simple model that examines the impact of offshoring and immigration on wages and tests these predictions using u s state industry year panel data according to the model the productivity effect causes offshoring to have a more positive impact on low skilled wages than immigration but this gap decreases with the workers skill level the empirical results confirm both of these predictions and thus present direct evidence of the productivity effect furthermore the results provide important insight into how specific components of offshoring and immigration affect the wages of particular types of native workers ce texte presente un modele simple qui examine l impact de la delocalisation et de l immigration sur les salaires et teste ses predictions en utilisant des donnees de panel pour l etat americain l industrie et l annee aux etats unis selon le modele l effet de productivite fait que la delocalisation a un effet positif plus important que l immigration sur les salaires des travailleurs faiblement qualifies mais cet ecart decroit a propoprtion que le niveau de qualification des travailleurs s accroit les resultats empiriques confirment ces predictions et fournissent un support direct pour l effet de productivite de plus les resultats jettent un eclairage important sur la facon dont les composantes specifiques de la delocalisation et de l immigration affectent les salaires des travailleurs dans le pays de reference

strong tiebout equilibrium under restricted preferences domain abstract we investigate the existence and give a partial characterization of a strong tiebout equilibrium which consists of an endogenously formed partition of the individuals into disjoint jurisdictions with each jurisdiction producing and financing its own public goods and moreover there exists no group of individuals who can all benefit by establishing their own community in particular no single individual finds it desirable to migrate from his equilibrium jurisdiction the existence proof makes use of the notion of consecutive games which we introduce and show that for such games there always exists a partition with a nonempty core

disentangling the demand function from the production function for local public services the case of public safety abstract in this paper we develop a theoretical framework and an econometric model which allow us to separate the effect of income and other socioeconomic variables on the demand for publicly provided goods from their effect on the price of those goods we apply our approach in a study of expenditures for police protection in a cross section of 73 u s cities and counties our results suggest that studies of public expenditures which fail to incorporate community characteristics in production and cost functions can yield very misleading results

loan sales and the cost of bank capital this paper considers a model where banks may improve the returns on loans by monitoring borrowers bank regulation together with competitive deposit and equity financing can give banks an incentive to sell loans but the extent of their loan selling is limited by a moral hazard problem a solution is given for the optimal design of the bank loan buyer contract that alleviates this moral hazard problem an explanation is also given as to why some banks might buy loans and why loan sales volume has recently increased banks practice of making loans and then selling them to other institutions and individuals has grown in popularity an important example in the development of loan selling has been the increase in banks mortgage loans that are insured and pooled under the authority of the government national mortgage association gnma and then sold to secondary market investors recently however there has been a dramatic rise in the volume of other types of loans being sold especially by money center banks portions of commercial loans originated by these larger banks are being sold to smaller banks foreign banks and other financial and nonfinancial institutions in addition banks car loans and credit card receivables have also been pooled and sold to institutions and individuals selling loans that were once considered nonmarketable assets a process that has been termed asset securitization may be signalling the start of a fundamental change in the commercial banking business the leading banks in loan selling operations now view themselves more as originators and distributors of loans rather than as institutions holding loans as assets the potentially large impact of loan sales on the future of commercial banking naturally evokes the question of what incentives exist for banks to sell loans in this paper we show that loan sales allow some banks to finance loans less expensively than by traditional deposit or equity issue because bank funds received via loan sales can avoid costs associated with required reserves and

distributive implications of european integration one of the main pitfalls of european construction is undoubtedly the alleged charge that it impedes redistributive policy at the national level this charge is indeed widespread in political circles and in the medias yet it had received little attention among economists up to recently over the last few years an increasing amount of research has been devoted to that accusation or to be more neutral to that conjecture the purpose of our paper is to survey this literature we first present the conventional wisdom according to which mobility makes redistribution difficult if not impossible we also discuss the most important qualifications to this result and the solutions that are generally advocated and that imply some sort of cooperation in a second part we consider a different issue that of redistribution across countries it assumes the existence of some supranational government which is not trivial in addition informational differences between the national and the supranational governments are shown to play a crucial role

pigou tiebout property taxation and the underprovision of local public goods abstract pigou s proposition that the use of distorting taxes rather than neutral head taxes reduces public service levels is examined in this paper a simple model with a national system of competing local governments is utilized to demonstrate that the use of a distorting property tax on mobile capital decreases the level of residential public services the case where public services are an intermediate producer good is also considered

conversion subsidies for organic production results from sweden and lessons for the united states organic conversion subsidies used in europe are less likely to be politically acceptable in the united states where organic agriculture development is market driven persistent barriers to conversion in the united states include limited availability of and access to production and market information training in management systems and cost of conversion related investments by determining whether these factors affect the requirement of a subsidy to convert we can suggest whether u s policy makers need to provide subsidies to encourage conversion and identify policy variables consistent with market based approaches that could stimulate conversion a utility difference model is used with swedish data to analyze factors that determine whether a subsidy is required to motivate organic conversion the results show that farmers requiring subsidies manage larger less diversified farms and are more concerned with organic inspection quality and adequacy of technical advice access to more market outlets and information sources substitutes for payment level in the farmer s utility function indicating that services rather than subsidies may be used to encourage organic agriculture to the extent that conditions are similar in the u s organic sector market based programs such as cost sharing for conversion and market access improvement should stimulate growth of this industry 2000 elsevier science b v all rights reserved

assessing the importance of tiebout sorting local heterogeneity from 1850 to 1990 this paper argues that long run trends in geographic segregation are inconsistent with models where residential choice depends solely on local public goods the tiebout hypothesis we develop an extension of the tiebout model that predicts as mobility costs fall the heterogeneity across communities of individual public good preferences and of public good provision must weakly increase given the secular decline in mobility costs these predictions can be evaluated using historical data we find decreasing heterogeneity in policies and proxies for preferences across i a sample of u s municipalities 1870 1990 ii all boston area municipalities 1870 1990 and iii all u s counties 1850 1990

a critique of tiebout s theory of local public expenditures the last section of this paper presents a rigorous version of tiebout s theory of local public goods it is shown that equilibria exist and are pareto optimal this rigorous theory follows closely the more rigorous part of tiebout s work this rigorous theory makes a number of very special assumptions which make local public goods essentially private the body of this paper presents a series of examples which show that if one tries to generalize the rigorous version of tiebout s theory in a number of interesting directions then equilibria may no longer exist or may not be pareto optimal the conclusion is that tiebout s idea does not lead to a satisfactory general theory of local public goods the goal of this paper is to point out that tiebout s notion of equilibrium with local governments does not have the nice properties of general competitive equilibrium except under very restrictive assumptions tiebout 39 suggested that there are competitive forces which tend to make local governments allocate resources in a pareto optimal fashion consumers choose to live in those towns with the mix of taxes and public goods they prefer local governments choose this mix so as to attract inhabitants this idea may seem intriguing for it suggests that the invisible hand solves an important part of samuelson s perplexing public goods problem 32 tiebout in fact makes an argument which is nearly rigorous i give a rigorous version of his argument at the end of the paper however in this rigorous version so many restrictive assumptions are made that public goods become essentially private in the body of the paper i give a series of examples with which i try to convince the reader that one is forced to adopt tiebout s restrictive assumptions the idea is that if one changes any of his assumptions then either equilibria may not exist or may not be pareto optimal my examples are presented in the context of a general class of tiebout models i consider several subclasses one of which is the special case considered by tiebout in each of the subclasses except that considered by tiebout i give a counterexample either to the existence of equilibrium or to its pareto optimality the subclasses are so chosen that the difficulties they reveal would be shared by any reasonable tiebout model which differed from his special case i believe that my examples controvert tiebout s suggestion 39 last paragraph that his theory compares favorably with competitive equilibrium theory most of the examples in this paper have already appeared in the literature i cite related work as i go along what is new here is that i assemble the examples in a unified argument

accountability and decentralisation in government an incomplete contracts model this paper approaches the question of the appropriate level of decentralisation of power in government as a problem in the allocation of control rights under incomplete contracts the model of the paper compares allocations of power to local central and regional government as alternative means of motivating governments to act in the interests of citizens centralisation allows benefits from policy coordination but has costs in terms of diminished accountability which can be precisely defined as the reduced probability that the welfare of a given region can determine the re election of the government the model is extended to allow for conflicts of interest within regions and externalities between central and local governments in a federation it is also applied to determining levels of fiscal transfer between localities and to circumstances where governments may act as leviathans appropriating resources for their own use

local government structure and urban residential location the large research literature on the tiebout model has developed with little attention paid to the urban economic structure in which local government functions this paper attempts to examine the theoretical consequences of local jurisdictions functioning within a conventional monocentric urban model it also discusses a mathematical formulation of a two jurisdiction linear city in which the local service level and local property tax rate might be used as strategic variables in a game theory sense it is concluded that for this to happen the local service level has to have more than one element which is intuitively appealing some references are developed to current british local government and possible changes

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

clubs and the market large finite economies abstract this paper builds a general equilibrium model of finite economies with exchange and club formation agents trade multiple private goods widely in the market can belong to several clubs and care about the characteristics of other club members because club memberships are indivisible and choices of club memberships must be coordinated across the population the core of such an economy may be empty and equilibrium may not exist however for large finite club economies an approximate core is not empty and states in this approximate core can be approximately decentralized by prices for private goods and for club memberships the arguments use convexification tools familiar from the literature on private goods economies and a new tool of some independent interest that addresses the special problems created by the nature of club memberships journal of economic literature classification numbers d2 d5 h4

bank funding modes securitization versus deposits abstract we examine a bank s choice of whether to fund the loans it originates by emitting deposits or to sell the loans to investors with common knowledge of loan quality and laissez faire banking we find that the choice is irrelevant with asymmetric information but without government intervention we find that better quality assets will be sold securitized and poorer quality assets will be funded with deposits public regulation can influence the bank s choice subsidies can cause a bank to favor deposit funding but mutual funds and third party insurers may mitigate the effects of governmental subsidies

on the political economy of land value capitalization and local public sector rent seeking in a tiebout model abstract the political economy of capitalization in a tiebout model when there is a rent seeking local public sector is examined a new approach to test for the effects of successful local public worker rent seeking on property values is suggested and initial results are presented we find evidence that potential residents are compensated through lower property prices in cities where local public employees earn substantially higher wages than similar local public employees earn on average in other cities finally we expand upon how landowners public workers and renters can use the regulatory process to capture a share of the short run rents associated with a tiebout disequilibrium

household location and tiebout do families sort according to preferences for locational amenities abstract if households sort efficiently across locations then at a given location families receive the same marginal benefit from the locational amenities we test for such sorting by imposing cross equation restrictions on hedonic regressions that difference away location versus house specific effects estimates are obtained using a unique subset of the american housing survey in which adjacent housing units are grouped together and observed in both 1985 and 1989 rejection of the cross equation restrictions unambiguously implies an inefficient sorting of households in contrast the data support the cross equation restrictions which is a necessary but not sufficient condition for efficient sorting

tiebout sorting and neighborhood stratification tiebout s classic 1956 paper has strong implications regarding stratification across and within jurisdictions predicting in the simplest instance a hierarchy of internally homogeneous communities ordered by income typically urban areas are less than fully stratified and the question arises how much do departures from standard tiebout assumptions contribute to observed within neighborhood mixing this paper quantifies the separate effects of employment geography via costly commuting and preferences for housing attributes on neighborhood stratification it does so using an equilibrium sorting model estimated with rich census micro data simulations based on the model and credible preference estimates show that counterfactual reductions in commuting costs lead to marked increases in racial and education segregation and to a lesser degree increases in income segregation given that households now find it easier to locate in neighborhoods with like households while turning off preferences for housing characteristics increases racial segregation especially for blacks doing so reduces income segregation indicating that heterogeneity in the housing stock serves to stratify households based on ability to pay further we show that differences in housing help to accentuate differences in the consumption of local amenities

clubs in an urban setting abstract in this paper the properties of a congestable concentrated local public good ccolpg are described taking into account both locational aspects and congestion this discussion therefore completes the analysis of congestable local public goods lpg which was started in our earlier paper congestable local public goods in an urban setting j urban econ 290 310 1982 it is here shown that the optimal provision of ccolpg leads to the creation of clubs where the government has to determine the location and provide the optimal quantity of lpg in each club and also levy congestion tolls on users according to their level of utilization of the club congestion tolls cover the est part of the costs where is the level of congestability of the ccolpg the rest of the costs are covered by taxing land rents clubs will form possibly more than one per city even if the lpg is pure i e 0 and they will contain a single household if the lpg is private i e 1 the difference between these results and those of classical club theorists stem from the fact that here we also take into account the limited supply of land of given accessibility i e locational aspects which like congestion lead to the creation of clubs when these two factors are considered together it explains why congestion tolls alone are not sufficient to finance clubs operations or why pure lpgs also have to be provided locally etc

self selection and internal migration in the united states abstract within the conceptual framework of the roy model this paper provides an empirical analysis of internal migration flows using data from the national longitudinal survey of youth the theoretical approach highlights regional differences in the returns to skills regions that pay higher returns to skills attract more skilled workers than regions that pay lower returns our empirical results suggest that interstate differences in the returns to skills are a major determinant of both the size and skill composition of internal migration flows persons whose skills are most mismatched with the reward structure offered by their current state of residence are the persons most likely to leave that state and these persons tend to relocate in states which offer higher rewards for their particular skills

tiebout economies with differential genetic types and endogenously chosen crowding characteristics abstract we consider a tiebout economy with differential crowding and public projects in which agents are distinguished by their tastes and genetic endowments agents choose which crowding characteristic for example a skill they wish to express and this affects their value to other members of their jurisdiction club firm etc an agent s choice is influenced both by his genetic endowment which affects his cost of acquiring crowding characteristics and by his preferences over which crowding characteristic he expresses we show that if small groups are strictly effective the core is equivalent to the set of anonymous competitive equilibrium outcomes but that the core generally contains taste homogeneous jurisdictions journal of economic literature classification numbers h41 h72

towards european monetary union without the ems towards emu without the ems paul de grauwe this paper examines the causes of the breakdown of the ems arguing that ems credibility has always been impaired by recessions this has relevance both for the future of monetary union in europe and for the path by which it might be attained i argue that in comparison with the erm the present more flexible exchange rate arrangements will ease not exacerbate some of the technical problems in making the transition to emu i then analyse the political economy of monetary union and identify the main stumbling blocks that remain finally i set out a specific proposal that takes advantage of the new opportunities to move forward towards emu

hedonic prices and implicit markets estimating demand and supply functions for differentiated products in choosing the level of quality to purchase the buyer of a differentiated product also chooses a point on the marginal price schedule for that product hence in general the demand functions for product characteristics cannot be consistently estimated by ordinary least squares market equilibrium results in a matching of characteristics of demanders and suppliers this matching restricts the use of buyer and seller characteristics as instruments when estimating demand and supply functions for product characteristics the paper develops these issues a stochastic structure for hedonic equilibrium models is then proposed identification results are presented and estimation procedures are outlined