The Choice of Methodology for Computing Housing Price Indexes: Comparisons of Temporal Aggregation and Sample Definition

Housing transactions are executed and recorded daily, but are routinely pooled into longer time periods for the measurement and analysis of housing price trends. We utilize an unusually rich data set, covering essentially all arm's length housing sales in Sweden for a dozen years, in an attempt to understand the effect of temporal aggregation upon estimates of housing prices and their volatilities. This rich data set also provides a unique opportunity to compare the results using the conventional weighted repeat sales model (WRS) to those based on a research strategy which incorporates all available information on house sales. The results indicate the clear importance of temporal disaggregation in the estimation of housing prices and volatilities—regardless of the model employed.The appropriately disaggregated model is then used as a benchmark to compare estimates of the course of housing prices produced by the two models during the twelve year period 1981–1993. These results indicate that much of the difference between estimates of price movements can be attributed to the data limitations which are inherent in the repeat sales approach. The results, thus, suggest caution in the interpretation of government-produced price indices or those produced by private firms based on the repeated sales model.     

The Role of Interest Rates in Influencing Long-Run Homeownership Rates

As a stated policy objective, the U.S. Department of Housing and Urban Development (HUD) seeks to boost the national homeownership rate to 70 percent by 2006. To accomplish this goal, they estimate that 3.8 million additional families be added to the ranks of U.S. homeowners. Furthermore, HUD estimates that the homeownership gap between minority and nonminority families must be reduced by a full 15 percent. Many policy instruments—both targeted and otherwise—have been suggested to increase homeownership. These range from low downpayment loans, greater access to credit in underserved areas, and interest rates subsidies. However, little is know about the efficacy of these measures to raise long-term homeownership rates. In this analysis, we focus on the role of interest rates on homeownership rates and the housing stock. In particular, we provide a critical review of the literature on the relationship between housing and interest rates in contrast to other determinants of homeownership and changes in housing supply. We then present our own estimates of the influence of interest rates on homeownership and housing starts. We find that interest rates play little direct role in changing homeownership rates. While changes in interest rates may affect the timing of changes in tenure status from renter to owner, the long-run ownership rate appears independent of interest rates. We find housing starts are, however, sensitive to changes in the interest rate. This implies that housing supply, or at least the timing of changes in housing supply, is sensitive to interest rates. It is though this mechanism that the stock of owner-occupied housing expands, though household formation and immigration may leave the ownership rate unchanged. We conclude by discussing whether other instruments, such as low down payment loans and improved technology for assessment of credit risk, may potentially be better suited to increasing long-term homeownership rates.     

Predicting House Prices Using Multiple Listings Data

It is often necessary to accurately predict the price of a house between sales. One method of predicting house values is to use data on the characteristics of the area's housing stock to estimate a hedonic regression, using ordinary least squares (OLS) as the statistical technique. The coefficients of this regression are then used to produce the predicted house prices. However, this procedure ignores a potentially large source of information regarding house prices—the correlations existing between the prices of neighboring houses. The purpose of this article is to show how these correlations can be incorporated when estimating regression coefficients and when predicting house prices. The practical difficulties inherent in using a technique called kriging to predict house prices are discussed. The article concludes with an example of the procedure using multiple listings data from Baltimore.     

Duration of Residence in the Rental Housing Market

This paper estimates a proportional hazard model of duration of residence in rental housing over 1987–1998 based on a unique dataset from the BLS-CPI housing sample together with American Housing Survey and other metropolitan economic data. The paper employs an innovative semi-parametric estimation approach for group duration analysis of the proportional hazard model. Results of the analysis indicate that the duration of residence in rental housing varies significantly across individual units and market segments, and is effected by tenant, dwelling, and market characteristics. An improved understanding of duration of residence offers new insights as regards fluctuations in tenant turnover, building occupancy, and rent flows, as well as new confidence in pro forma assumptions critical to rental housing development.     

Debt Spreads Between GSEs and Other Corporations

Policy analysis of the housing GSEs—Freddie Mac, Fannie Mae, and the Federal Home Loan Bank System—has largely centered on a comparison of their cost advantages relative to the benefits they provide to consumers and the market. Researchers generally treat their lower funding costs as the largest component of their cost advantage and measure it by a comparison of spreads between yields on non-GSE securities and GSE securities. This paper provides the first econometric analysis of such spreads. Special components of this research are separate analysis of debentures and medium-term notes, a comparison with all financial firms and a banking subsample, and the introduction of liquidity proxies. Comparing Freddie Mac and Fannie Mae debt with non-GSE debt rated AA– gives an estimated range of 27 to 30 basis points without the inclusion of the liquidity proxies, and a range of 22 to 27 basis points with their inclusion, over 1995–2000.     

Banking Mergers: The Impact of Financial Liberalization on the Taiwanese Banking Industry

The objective of this paper is to examine the nature of the Taiwanese banking sector and to analyze the impact of financial liberalization on the Taiwanese banking industry. We present empirical evidence to show that the recent wave of bank mergers observed in other countries is also suitable for Taiwan. Based on empirical results for overall economies of scale and expansion path subadditivity, Taiwanese banks should obtain the benefit of scale economies by merging with other banks rather than expanding by opening more branches. Furthermore, we show that the Relative Market Power hypothesis—which postulates that greater market shares lead to higher profitability—finds empirical support in Taiwanese banking data after financial reforms were enacted.     

Home Equity Insurance

Home equity insurance policies—policies insuring homeowners against declines in the prices of their homes—would bear some resemblance both to ordinary insurance and to financial hedging vehicles. A menu of choices for the design of such policies is presented here, and conceptual issues are discussed. Choices include pass-through futures and options, in which the insurance company in effect serves as a retailer to homeowners of short positions in real estate futures markets or of put options on real estate indices. Another choice is a life-event-triggered insurance policy, in which the homeowner pays regular fixed insurance premia and is entitled to a claim if both a sufficient decline in the real estate price index and a specified life event (such as a move beyond a certain geographical distance) occur. Pricing of the premia to cover loss experience is derived, and tables of break-even policy premia are shown, based on estimated models of Los Angeles housing prices from 1971 to 1994.     

Melting pot or salad bowl: Some evidence from U.S. investments abroad

We estimate the number of foreign-origin persons in the United States classified by their country of origin from census data in 1970, 1980, 1990 and 2000. We find, both in cross-sectional tests and in panel data tests, that the size of the foreign-origin group from a country living in the U.S. is positively correlated with U.S. investments in that country. This national origin bias is strong for direct (FDI) and modest for indirect (equity holdings) investments. The results continue to hold even after controlling for the “fundamentals” hypothesized to affect foreign investments. The other economic geography variables of a country—physical distance from the U.S., race, language and religion—do not seem to affect US investments in that country.     

The Value of Housing Characteristics: A Meta Analysis

This paper provides a meta regression analysis of the nine housing characteristics that are appear most often in hedonic pricing models for single-family housing: square footage, lot size, age, bedrooms, bathrooms, garage, swimming pool, fireplace, and air conditioning. Meta regression analysis is useful for comparing the estimated regression coefficients from different studies. The goal in this study is to determine if the estimated coefficients vary by geographical location, time, type of data, and model specification. The results show that the estimated coefficients for some characteristics vary significantly by geographical location. These include square footage, lot size, age, bathrooms, swimming pool, and air conditioning. Controlling for time shows that the effects of these housing characteristics on house price have not changed over time. Controlling for type of data produces differences in coefficients for bathrooms. Controlling for wealth as measured by median household income has no significant impact on the coefficients for the housing characteristics. If the study controlled for square footage, the coefficients for lot size decrease. Controlling for the size of the hedonic model affects the coefficient for square footage.     

An agent-based model for the assessment of LTV caps

We assess the effects of regulatory caps in the loan-to-value (LTV) ratio for housing mortgages using an agent-based model. Sellers, buyers and banks interact within a computational framework that enables the application of LTV caps to a one-step housing market. We first conduct a simulation exercise; later, we calibrate the probability distributions based on actual European data from the Household Finance and Consumption Survey. In both cases, the application of an LTV cap results in a modified distribution of buyers in terms of property values, bidding prices and properties sold, depending on the probability distributions of the LTV ratio, wealth and debt-to-income ratios considered. The results are of similar magnitude to other studies in the literature embodying other analytical approaches, and they suggest that our methodology can potentially be used to gauge the impact of common macroprudential measures.     

Domestic currency appreciation and foreign capital inflows: What comes first? (Chile, 1977–1982)

The purpose of this paper is to find (Granger) causality relations between the real exchange rate, the inflow of foreign capital, interest rate arbitrage, and the terms of trade, in a representative indebted, developing country Chilé. This is done for a time period in which Chile went from an unprecedented expansion (1977–1981) to a severe recession (1982). The paper confronts two competing hypotheses that purport to explain such behavior. Hypothesis one claims that causality went from the real exchange rate (affected by nominal exchange rate policy) to capital inflows, in what could be termed a current-account–deficit-induced demand for foreign funds. Hypothesis two posits a causality that ran the other way—from capital inflows to the real exchange rate—in which case the ‘exogenous’ inflows of foreign money implied a current account deficit. Special attention is paid to the role played by two other related factors, interest rate arbitrage and terms of trade variations. By applying innovation accounting techniques based on estimated vector autoregressions, support is found for the second of these hypotheses. Thus, the real issue—in Chile and in many other currently indebted Latin American countries—should be the timing and extent of the capital account liberalization process carried out during the period.     

基于面板分位数回归的住宅价格影响因素分析

采用面板分位数回归方法,以全国35个大中城市为样本,利用2006—2015年的数据,对影响住宅价格的因素进行研究。结果表明：土地价格、人均储蓄余额、在岗职工平均工资、人口密度、空气质量对住宅价格有正向影响,每亿人医院或卫生院数量对住宅价格有负向影响;并且不同分位数水平下各影响因素的作用大小具有明显差异。研究结论对不同城市依据自身特征采取相应的调控政策具有一定的参考价值。     

The probability of fixed- and adjustable-rate mortgage termination

This article analyzes mortgage terminations using a national individual loan data set for the 1986–1992 period. The standard option-choice-theoretic framework is supplemented with variables to proxy for non-option-related termination determinants. Separate multinominal logit models are estimated for three mortgage types: 30-year FRMs, 15-year FRMs, and 30-year ARMs. The results indicate substantial differences in the response of the mortgage types to variables included in the model. FRM15 prepayments are the most responsive to prepayment option values; FRM30 prepayments are less responsive to option values and are dirven by local area housing market and economic conditions; ARM prepayment rates are higher but defeult rates are lower relative to the FRMs. A noteworthy finding is that teaser discounts reduce the likelihood of ARM defaults.     

Enterprise resource planning systems, management control and the quest for integration

This paper analyses how two companies pursued integration of management and control through enterprise resource planning (ERP) systems. We illustrate how the quest for integration is an unending process and it is produced concurrently and episodically. Integration is not only about ‘mere’ visibility and control at a distance. ERP systems do not define what integration is and how it is to be developed, but they incur a techno-logic that conditions how control can be performed through financial and non-financial representations because they distinguish between an accounting mode and a logistics mode. A primary lesson from our cases is that control cannot be studied apart from technology and context because one will never get to understand the underlying ‘infrastructure’—the meeting point of many technologies and many types of controls. ERP systems are particularly interesting for what they make impossible, and our cases illustrate how the two organizations in the quest for integration mobilized a number of ‘boundary objects’ to overcome systems-based ‘blind spots’ and ‘trading zones’. The paper points out that management control in an ERP-environment is not a property of the accounting function but a collective affair were local control issues in different parts of the organization are used to create notions of global management.     

The Cross-Section of Expected Trading Activity

This article studies cross-sectional variations in trading activityfor a comprehensive sample of NYSE/AMEX and Nasdaq stocks overa period of about 40 years. We test whether trading activitydepends upon the degree of liquidity trading, the mass of informedtraders, and the extent of uncertainty and dispersion of opinionabout fundamental values. We hypothesize that liquidity (ornoise) trading depends both on a stock’s visibility andon portfolio rebalancing needs triggered by past price performance.We use firm size, age, price, and the book-to-market ratio asproxies for a firm’s visibility. The mass of informedagents is proxied by the number of analysts whereas forecastdispersion and firm leverage proxy for differences of opinion.Earning volatility and absolute earning surprises proxy foruncertainty about fundamental values. Overall, the results providesupport for theories of trading based on stock visibility, portfoliorebalancing needs, differences of opinion, and uncertainty aboutfundamental values.     

Dynamic Residential Housing Cycles Analysis

This paper develops and tests a theoretical model for residential housing market cyclical dynamics. The model employs an interactive supply and demand framework to engender housing price dynamics. Under our set of assumptions, the two equation system is econometrically identified: the first equation, housing demand, relates rent, property values, and capitalization rates with demand fundamentals. The second equation, housing supply, relates housing investment and property values with supply fundamentals. Using the model, we analyze empirically the cyclical dynamics for residential properties in Los Angeles, San Francisco, San Diego and Sacramento for the 1988–2003 time period. The theoretical and econometric design represents improvements and/or modifications of previous studies in at least four ways. First, many of the earlier commercial cyclical analyses have focused on office appraisal and have relied on sparse transactions data, which are likely to be less reliable than the copious amount of residential transactions data. Second, the cyclical volatility and timing of single-family housing is different than that of commercial real estate. Third, by examining different local MSA markets in California, our study distinguishes and isolates national-macro, regional and local market variable effects upon cycles. Finally, utilizing quarterly data (versus annual data) sharpens our ability to focus upon cyclical behaviour. Our empirical analyses suggest that fundamentals, such as employment growth and interest rates are key determinants of the residential real estate cycles. However, in general, local fundamentals tend to have greater cyclical impacts than those of national or regional fundamentals.

The external organizational environment and its impact on management information systems

It is argued in this paper that organizations are “living purposeful” or “adaptively rational” systems whose survival depends on their ability to interact successfully, on a continual basis, with the surrounding environment. Three states of the external organizational environment — controllable, partially controllable and uncontrollable — are identified, and the information characteristics of each state are discussed. The approaches that organizations can adopt to collect information on the environment are also discussed; these approaches use externally-based data sources and modeling and/or analytic techniques. On these bases, we consider effective strategies and methodologies which organizations can adopt for processing, evaluating and communicating information about the external environment to satisfy decision-making requirements.     

Another Look at Effects of “Adults-Only” Age Restrictions on Housing Prices

This study reexamines the price effects of age restrictions on housing prices. Our data cover a period when the housing market is taking a steep downturn. We argue that, when housing prices are falling, seniors are more likely to avoid investing in housing for at least two reasons. First, seniors are relatively more sensitive to their immediate equity loss than younger homeowners, mainly due to the limited remaining lifetime over which they can afford to wait; second, age-restriction acts as a luxury good, with seniors not willing to pay for reduction in neighborhood uncertainty, eliminating buyer demand for this segment of the population. If this “larger demand loss” outweighs the positive externality of the reduction in neighborhood uncertainty during the market downturn, we would observe that age-restrictions reduce property values. Using data from Broward County, Florida for the years of 2005–2007, we find a significant discount in residential condominium prices due to age-restrictions. In particular, we find that imposing age-restriction on properties decreases housing prices by 17.9% during the period May 2005 to April 2006, while the discount is worse, 22.7%, during the later period May 2006 to May 2007.