Implicit amenity prices and the location of retirees in England and Wales

General equilibrium models in which compensation for local amenities occurs in both housing and labour markets have been widely used to generate implicit amenity prices and regional quality of life indices. An implication and prospective test of such models is that individuals who are outside the labour market have an incentive to locate in regions where amenities are capitalized into wages. In this article we construct a measure of the extent of amenity capitalization into wages for each county in England and Wales. We then test the multimarket amenity model by applying this measure to county-level data on the location of retirees. Our results provide strong support for the model.     

Valuing scenic amenity using life satisfaction data

The life satisfaction approach has recently emerged as a new technique in the suite of options available to non-market valuation practitioners. Employing data from the Household, Income and Labour Dynamics in Australia (HILDA) survey and Geographic Information Systems (GIS), this paper examines the influence of scenic amenity on the life satisfaction of residents of South East Queensland (SEQ), Australia. Measuring scenic amenity on a 10-point scale, it is found that, on average, a respondent is willing-to-pay approximately AUD$14,000 in household income per annum to obtain a one-unit improvement in scenic amenity. However, on closer inspection, we find that the relationship between willingness-to-pay and the level of scenic amenity is not linear. To our knowledge, this is the first paper to value scenic amenity using the life satisfaction approach and is the first paper to use this approach to value any type of environmental good or service in SEQ. As such, this paper represents a genuine contribution to a small, yet growing, body of literature.     

A discrete-space urban model with environmental amenities

This paper analyzes the effects of providing environmental amenities associated with open space in a discrete-space urban model and characterizes optimal provision of open space across a metropolitan area. The discrete-space model assumes distinct neighborhoods in which developable land is homogeneous within a neighborhood but heterogeneous across neighborhoods. Open space provides environmental amenities within the neighborhood it is located and may provide amenities in other neighborhoods (amenity spillover). We solve for equilibrium under various assumptions about amenity spillover effects and transportation costs in both open-city (with in- and out-migration) and closed-city (fixed population) versions of the model. Increasing open space tends to increase equilibrium housing density and price within a neighborhood. In an open-city model, open space provision also increases housing density and price in other neighborhoods if there is an amenity spillover effect. In a closed-city model, housing density and prices in other neighborhoods can decrease if the pull of the local amenity value is stronger than the push from reduced availability of developable land. We use numerical simulation to solve for the optimal pattern of open space in two examples: a simple symmetric case and a simulation based on the Twin Cities Metropolitan Area, Minnesota, USA. With no amenity spillover, it is optimal to provide the same amount of open space in all neighborhoods regardless of transportation cost. With amenity spillover effects and relatively high transportation cost, it is optimal to provide open space in a greenbelt at the edge of the city. With low transportation cost, open space is provided throughout the city with the exception of neighborhoods on the periphery of the city, where the majority of the population lives. A greenbelt still occurs but its location is inside the city.     

A COMPENSATING DIFFERENTIAL APPROACH TO VALUING THE SOCIAL BENEFIT OF MINOR LEAGUE BASEBALL

This research utilizes a compensating differential framework to measure the social benefits of minor league baseball teams. Consistent with findings at the major league level, individual housing observations from 138 metropolitan areas between 1993 and 2005 show that affiliated teams are associated with a significant 6 to 8% increase in rents in mid‐sized markets ranging from 0.4 to 1.4 million people. On the other hand, independent teams and stadiums are associated with insignificant effects on rents. The positive effect of affiliated minor league teams suggests they are a valuable urban amenity that can contribute to local quality of life. (JEL H23, H41, H71, R50, L83)     

Environmental amenities and agricultural land values: a hedonic model using geographic information systems data

Remote agricultural lands, which include wildlife habitat, angling opportunities and scenic vistas, command higher prices per hectare in Wyoming than those whose landscape is dominated by agricultural production. Geographic information systems (GIS) data are used to measure recreational and scenic amenities associated with rural land. A hedonic price model is specified with GIS measures. It is used to estimate the impact of amenity and agricultural production land characteristics on price per acre for a sample of Wyoming agricultural parcels. Results indicate that the specification performed well across several functional forms. The sampled land prices are explained by the level of both environmental amenities as well as production attributes. Statistically significant amenity variables included scenic view, elk habitat, sport fishery productivity and distance to town. This analysis permits a better estimation of environmental amenity values from hedonic techniques. Improved estimation of amenity values is vital for policies aimed at open space preservation, using agricultural conservation easements and land use conflict resolution.     

城市舒适性与住宅价格、工资波动的区域性差异——对1999-2006中国城市面板数据的实证分析

文章构建城市舒适性与住宅价格、工资理论关系模型,利用1999-2006年城市面板数据进行实证分析,结果发现:城市舒适性对住宅价格和工资的影响效应具有明显的区域差异性,其中东部地区的影响效应要高于西部地区.由于住宅价格和工资之间不会因城市舒适性的差异而相互进行补偿,表明我国住宅市场和劳动力市场的溢价发现与调整机制还不健全,这两个市场尚有进一步完善的空间.为实现本地区住宅市场和劳动力市场的稳定发展和城市居民福利水平的最优化,地方政府在制定经济发展政策和城市发展政策时应充分考虑这种差异性.     

Renewable Resource Use and Nonseparable Amenity Benefits

We incorporate amenity benefits into an overlapping generations model with a renewable resource as a factor of production, source of amenity benefits and store of value. Unlike the conventional renewable resource problems studied under the assumption of additive consumption and amenity benefits, we let amenity benefits affect the utility of consumers in a nonseparable fashion. We examine the role that weights given to consumption and amenities have for harvesting and the resource stock. We characterize dynamics and stability of steady state equilibria with a logistic resource growth function. We demonstrate in parametric and numerical models that the weights given to consumption and amenities in the utility function matter substantially for the steady state equilibrium stock and its stability and dynamics. Both conventional saddle point equilibria and indeterminacy with infinite number of equilibria and saddle-node bifurcation is possible depending on the weights given to consumption and amenities. In addition, we show that for each inefficient equilibrium stock, there is a unique subsidy rate that can move the economy from an inefficient equilibrium to an efficient one. The presence of indeterminacy provides a challenge to resource policies, because the system becomes unpredictable. Therefore, expectations and market psychology may play an important role in resource utilization and provision of amenities.     

Amenity values of spatial configurations of forest landscapes over space and time in the Southern Appalachian Highlands

This research analyzes amenity values of spatial configurations of forest landscapes over space and time in the Southern Appalachian Highlands using geographically weighted regression (GWR) in a hedonic housing-price framework with a census-block group (CBG) dataset. Results show that housing-price response to mean forest-patch size and forest-patch density increased substantially between 1990 and 2000 in a few specific areas with economically significant amenity values. The spatial and temporal dynamics of the resulting amenity-value estimates are evaluated for potential use as site-selection indicators for implementation of forest conservation programs.     

The amenity value of woodland in Great Britain: A comparison of economic estimates

Forests produce benefits over and above the revenue yielded from timber and other wood based products. Most important among these may be the recreational benefits for visitors, which have been examined in several studies. Total benefits for residents are perhaps more accurately captured in property values since, ceteris paribus, the price of a house reflects willingness to pay to live near an environmental amenity such as a forest to gain access to it, and also the amenity (non-use) value of the forest in so far as it creates a pleasant landscape. However, the total non-priced value of forestry is not the sum of HPM and ITCM benefit estimates. Recreational benefits will typically be less, and will be subsumed in the HPM estimates, since the hedonic price is partly induced by the value of recreational access.     

Divestment of the English Forestry Estate: An economically sound choice?

This paper evaluates if the proposed divestment of the English Forestry Commission Estate in 2010 was economically rational. The analysis is composed of two parts. First, an amenity value threshold for continued public access to the Estate was estimated. Based on a stated value of the Estate (i.e. £700 million) and assuming a discount rate of 3.5% the Estate should never have been considered for sale. However, assuming a discount rate of 5% then the associated critical amenity value was estimated to be approximately £5 million. Second, travel cost methods were employed to value public access to the Forest of Dean as a proxy for the Estate. An on-site survey was conducted that yielded estimates of consumer surplus that exceed the critical amenity value of the Estate by two orders of magnitude even when we employ a discount rate above that typically used in public policy decision making. Therefore, we conclude that the policy to divest the Estate for £700 million was not ‘a good deal’ and as such the resulting policy reversal was an economically sensible decision.     

On estimating the option value of preserving a wilderness area

In this paper option pricing theory is used to analyse whether or not to preserve a wilderness area. A numerical approach is demonstrated that can be applied to any generalized stochastic process. The impact of assuming that amenity value follows a logistic process, rather than geometric Brownian motion, is considered. The calculation of critical levels for amenity value necessary to justify preserving a wilderness area such as the Killarney Provincial Park in Ontario or the Headwaters Forest in California is demonstrated. The impact of changing the assumed growth and volatility of amenity value is also examined. JEL Classifcation: D81 Q26
Ce mémoire utilise la théorie de la tarification d'une option pour analyser si on doit préserver un espace naturel. On utilise une approche numérique qui peut être appliquée à tout processus stochastique généralisé. On examine l'impact de possibilités que le profil de la valeur de la ressource dans la temps suive un processus logistique plutôt qu'un pattern géométrique de type Brownien. Le texte montre le calcul des niveaux critiques de la valeur de la ressource qui seraient nécessaires pour justifier la préservation d'une espace naturel comme le parc provincial Killarney en Ontario ou les forêts Headwaters en Californie. L'impact de postulats différents quant à la croissance et à la volatilité de la valeur de la ressource est examiné.     

Testing Equilibrium Models of Regional Disparities

The large and persistent regional disparities of most European economies have been explained as a disequilibrium phenomenon; convergence between backward and successful regions is slow because the equilibrating forces are weak. Recently, two models have emerged where regional disparities are seen as an equilibrium phenomenon; the amenity model, which assumes that high unemployment and low wages reflect favourable living conditions, and the matching model, which views high unemployment as the result of labour market congestion in declining regions. The paper derives some key empirical implications of the models and examines whether the regional pattern of migration, unemployment and wages in Norway conforms with these implications. The results are supportive of the matching model but not of the amenity model.     

THE PROPERTY VALUE PREMIUM OF A PLACE OF WORSHIP

Using a unique data set of residential housing values, we improve on previous hedonic pricing and event studies literature to estimate the amenity effects of a new religious structure on local property values. We improve on previous research by extending our analysis with a pre‐ and post‐treatment model. Using a pre‐ and post‐treatment model, we do not find that the religious structure that we examined influenced the value of surrounding properties in the period after its completion. The results suggest that previous research using only post‐completion data may mischaracterize the amenity effects of religious structures. (JEL R3)     

Comparing Fuzzy and Probabilistic Approaches to Preference Uncertainty in Non-Market Valuation

In seeking to value environmental amenities and public goods, individuals often have trouble trading off the (vague) good or amenity against a monetary measure. Valuation in these circumstances can best be described as fuzzy in terms of the amenity being valued, perceptions of property rights, and the numbers chosen to reflect values. In this paper, we apply fuzzy logic to contingent valuation, employing a fuzzy clustering approach for incorporating preference uncertainty obtained from a follow-up certainty confidence question. We develop a fuzzy random utility maximization (FRUM) framework where the perceived utility of each individual is fuzzy in the sense that an individual’s utility belongs to each cluster to some degree. The model is then applied to a Swedish survey that elicited residents’ willingness to pay for enhanced forest conservation and to a Canadian survey of agricultural landowners that elicited their willingness to accept compensation for a tree planting program. Both the WTP and WTA measures we obtain using the fuzzy approach are well below those obtained using standard probability methods. Based on goodness of fit measures and Monte Carlo experimentation, a case can be made for using a fuzzy preference approach for modeling preference uncertainty as opposed to incorporating respondent uncertainty within the random utility maximization framework.      

Restoration of the longleaf pine ecosystem on private lands in the US South: an ecological economic analysis

The longleaf pine ecosystem is one of the most biologically diverse in North America, supporting hundreds of plant and animal species. Because of its timber and many non-timber benefits, there is strong interest among forestry professionals, conservation groups, and the public at large in restoring longleaf pine ecosystems. However, many landowners are reluctant to grow longleaf pine on their lands on a commercial basis because the economic returns from longleaf pine timber production are usually less than those of slash pine. In this study, we develop a model that determines the profitability of longleaf and slash pine timber production after consideration of carbon sequestration, habitat for the endangered red-cockaded woodpecker, and other amenity benefits. Results suggest that internalizing carbon sequestration benefits and red-cockaded woodpecker habitat benefits alone is not enough for landowners to switch from slash pine to longleaf. Additional payments of $16 to 33 per ha per year, reflecting extra amenity benefits associated with longleaf pine relative to slash pine, make longleaf production financially competitive. Incentives that reflect carbon, biodiversity, and amenity benefits associated with longleaf production may be the optimal way of restoring longleaf pine ecosystems on rural private lands in the US South.     

Using spatial microsimulation to account for demographic and spatial factors in environmental benefit transfer

This paper presents a simulation-based modelling approach for estimating total visitor numbers and amenity values for prospective non-priced open-access outdoor recreation sites. To begin, the geographic extent of the market for recreation at a policy site is estimated using data from a similar study site. The population residing within this geographic area is simulated using a spatial microsimulation model and GIS techniques and an individual-level ‘visitor arrival function’ is then transferred across this simulated population. This allows the latent demand for visits to the policy site by each simulated individual to be predicted and summed, providing an estimate of the total potential demand for recreation at the site. Combining this with an economic value measure of a visit provides an estimate of the potential amenity value of the policy site. The approach is applied to Moyode Wood, a small-scale forest in the West of Ireland, and estimates the potential total economic value of recreation at €0.4 million for the site. The research represents the first time that spatial microsimulation has been used in environmental benefit transfer and shows how it can be used to control for differences in demographic and spatial factors between study and policy sites. It also demonstrates how individual-level single-site travel cost models estimated using on-site survey data can be used to predict demand at alternative policy sites.     

Expert opinion versus actual transaction evidence in the valuation of non-market amenities

Actual property values are overwhelmingly employed as a dependent variable in hedonic pricing models. Yet, assessed property values are generally more readily available than actual sales values and have, in some studies, been used in lieu of market prices. In this study, we compare estimates of different non-market amenity values based on actual transactions and assessed values. We estimate a Seemingly Unrelated Regression (SUR) model with two hedonic price equations, one with actual market values as the dependent variable and the other with assessed property values, and compare the resulting estimates of shadow prices for open space amenities. We also take into account spatial autocorrelation and combine Method of Moment estimates of the spatial parameters in both equations to create our test statistic. The results indicate that we cannot accept the hypothesis that the impacts of open space on property values are the same for actual sales and assessed values. Moreover, we do observe some differences between the distributions of assessed versus sales values, although the difference between the sizes of open space effects measured within the two equations is rather limited. Thus, while this one study is insufficient to enable one to draw definitive conclusions, there remains the possibility that policy makers cannot reliably base decisions on amenity values obtained from a hedonic model using assessed values.     

Quality of life and spatial dimensions of the productivity slowdown

This research is concerned with explaning locational variations in the productivity slowdown within the urban manufacturing sector of the United States. The observed decline in labour productivity growth rates between the 1963–73 and 1973–82 subperiods is explained on the basis of both national and location-specific factors. An explict hypothesis examined here is that quality of life is an important area-specifc influence on productivity growth and related trends. Statistical analyses are conducted whereby either an aggregate amenity index or its individual amenity components are utilized to examine the importance of quality of life differentials. The results suggest that these amenities, particularly environmental quality, may be instrumental in explanining the differncial magnitude of the productivity slowdown across urban areas. Additional findings generally do not confirm the importance of other factors frequently cited as contributing to inter-area productivity differences. A regression diagnostic analysis was performed in order to test the sensitivity of the parameters of an appreciable influence on specific coefficients, out general conclusions regarding the impact of quality of life on productivity growth remain substantially unaltered.     

Uncertainty and Amenity Values in Renewable Resource Economics

In this paper, we study the effects of amenities and uncertainty on the optimal exploitation of a renewable resource. First, if society displays a protection motive (in the presence of amenities), its optimal harvesting strategy will be more conservative. Second, we show that ecological uncertainty leads society to develop the opposite behavior, thus reducing its exposition towards risk. A stationary analysis is undertaken to analytically quantify and compare these two effects. With a Gompertz natural regeneration function and a proportional risk, the amenity effect is proved to prevail if and only if stochastic fluctuations on the resource stock are not too large.     

Amenity driven price effects and conservation reserve site selection: A dynamic linear integer programming approach

Most conservation reserve design models presented in the literature are static and ignore the dynamic economic aspects of site selection. Typically conservation programs operate under time-related (e.g. annual) budgets and purchase land over time in a sequential manner. The uncertainty of land development has been incorporated in a few dynamic reserve selection formulations using stochastic dynamic programming. However, the existing formulations do not explicitly deal with inter-temporal price and location linkages. We address this issue here and present a two-period linear integer programming model for conservation reserve design that incorporates amenity driven price feedback effects inherent in the reserve development problem. In addition, the model includes spatial and ecological criteria. We then use this model to answer the question “How suboptimal is ignoring amenity driven price effects in reserve design models?” We apply the model to artificially generated data sets and compare the results with the results of an iterated static model that considers only one period at a time. We find that the dynamic model with price feedback effects selects sites at a lower per-site cost. The policy implication of this finding is that conservation programs should avoid purchasing land in the same neighborhood over multiple time periods.