Zoning and Industrial Land Values: The Case of Philadelphia

This paper examines the market effects of zoning. Using the hedonic framework, we perform an empirical analysis that shows that lots zoned for industrial use in our study area are associated with a 58% price discount. The paper highlights the outcome of static zoning policies in a dynamic world. As the demand for industrial land in Philadelphia declined (resulting in vacancies), prices fell, but zoning was slow to adjust, therefore land conversion did not occur to re-equilibrate.     

Factors Influencing the Value of Urban Land: Evidence from Halifax-Dartmouth, Canada

This study is a hedonic analysis of land values for Halifax-Dartmouth, Canada. The study has demonstrated that conventional, well-known urban explanatory variables such as zoning, lot size, centrality, neighborhood, and so on, found to determine values in the United States also work for a typical Canadian land market. The findings on effects of lot shape, and high traffic (in combination with other than single-family residential zones) is particularly interesting.     

Modeling Spatial Variation in Housing Prices: A Variable Interaction Approach

The absolute location of each real estate parcel in an urban housing market has a unique location-value signature. Accessibility indices, distant gradients and locational dummies cannot fully account for the influence of absolute location on the market price of housing because there are an indeterminable number of externalities (local and nonlocal) influencing a given property at a given location. Furthermore, the degree to which externalities affect real estate values is not only unique at each location but highly variable over space. Hence, absolute location must be viewed as interactive with other determinants of housing value. We present an interactive variables approach and test its ability to explain price variations in an urban residential housing market. The statistical evidence suggests that the value of location, as embodied in the selling price of housing units, may not be separable from other determinants of value. It is recommended that housing valuation models, therefore, be specified to allow site, structural and other independent attributes to interact with absolute location—{ x , y } coordinates—when accounting for intraurban variation in the market price of residential housing. This approach is especially useful when estimating the value of housing for geographic areas where very little is known a priori about the neighborhoods or submarkets.     

Asset Price Persistence and Real Estate Market Illiquidity: Evidence from Japanese Land Values

We develop an overlapping generations model of the real estate market in which search frictions and a debt overhang combine to generate price persistence and illiquidity. Illiquidity stems from heterogeneity in agent real estate valuations. The variance of agent valuations determines how quickly prices adjust following a shock to fundamentals. We examine the predictions of the model by studying price depreciation in Japanese land values subsequent to the 1990 stock market crash. Commercial land values fell much more quickly than residential land values. As we would posit that the variance of buyer valuations would be greater for residential real estate than for commercial real estate, this model matches the Japanese experience.     

质量规制有效性和消费者信任的市场均衡效应

产品质量规制有效性和消费者信任对市场均衡具有重要影响,引入预期产品质量水平和能够检测出假冒高质量产品概率两个变量,分别表示消费者对产品质量信任状况和产品质量规制有效性,研究产品质量规制有效性和消费者对产品质量信任对产品均衡价格和数量的影响.结果表明无论是国内市场还是出口市场,消费者对产品质量信任状况对高质量产品市场均衡价格和均衡数量都有正向影响;而质量规制有效性对高质量产品市场均衡价格有正向影响,对均衡数量有负向影响.     

Speculators and Price Overreaction in the Housing Market

This paper investigates the role of speculators in the housing market, specifically their contribution to price overreaction through positive feedback trading (or momentum trading). We exploit a unique data set of condominium transactions in a residential real estate market where transaction traits associated with short‐term speculation can be identified. In the cross‐section of housing projects, a 10‐percentage‐point increase in trading activity following a strong short‐run market price rise predicts a negative subsequent monthly price change of 0.5% at the project level. Moreover, the price reversal effect associated with the momentum trading by short‐term speculators is two to three times stronger, and holding such trading constant, momentum trading in general has little additional impact. Our findings further suggest that momentum trading by short‐term speculators contributes to price overreaction largely in submarkets with lower information efficiency.     

Hierarchical Zoning, Incompatible Uses and Price Discounts

This study examines an aspect of hierarchical zoning. Hierarchical zoning, unlike mutually exclusive zoning, is uni-directional in that it protects upper-level residential uses from nonconforming, non-residential uses but not vice versa. The result is that the lower-level zones can be a mixture of several nonconforming, incompatible uses. This unique attribute of hierarchical zoning offers a window of opportunity for choices for affordable housing at affordable locations. Using hedonic analysis, empirical evidence shows that huge price discounts (over 15%) are associated with apartments that are situated in nonconforming zones. Arguments here support more flexible zoning.     

Non-Uniform Percentage Brokerage Commissions and Real Estate Market Performance

The effect of non-uniform commissions on the market duration of residential properties is ambiguous. While the broker's search effort is positively related to the size of the percentage commission, so is the seller's reservation price. Each of these relationships imply a time-on-market effect in the opposite direction of the other. A powerful statistical technique, survival regression, is employed to determine which relationship dominates. Because the probability that a property will sell at any given point in time is inversely related to the size of the percentage commission, we conclude that the negative search effects associated with low commission rates are more than offset by the positive reservation price effects.     

论土地价格

我国土地有偿使用制度实行了20多年，土地使用权的获得是有价格的交换，本对土地价格内涵的有关说法进行分析，指出有关说法的不确定性和片面性，并阐述了用新经济学产权理论和供求关系理论能更科学地解释实践中的地价，得出土地价格的本质是土地的某种产权价格。而具体的数量表示受市场供求关系影响的结果。     

The Incidence of Property Taxes on Single-Family Housing*

The incidence of local property taxes, specifically the degree of capitalizing of property tax differentials in market prices, remains an unresolved question. The studies by Oates (1969) and McMillan and Carlson (1977) , which come to contradictory conclusions typify the diversity of opinion on the question. Many of the previous studies suffer from research design problems including, the use of census data for market values and property tax levels on real property; failure to control for differences in public services quality among the cities samples; and use of assessed value as a proxy for market price. A theoretical model in developed to explain the capitalization effect of property tax differentials within an urban area. Because the model is exactly identified, a single reduced from equation relating market value to a set of physical characteristics of the property and the level of property taxes can be estimated using ordinary least-squares techniques. The function is estimated using data drawn from 107 residential property sales made during 1976. Estimated parameters for the other equations then are determined indirectly. Actual market price and property tax data for each parcel ware used. It is found that property tax differentials on otherwise comparable properties are associated with significant market value differentials. Because the assessed value ranges from 7 to 20 percent of market value, the property tax procedure in the area studied appears to have randomly generated large capital gains for some and capital losses for others. Because of the limited data base, the statistical results are only indicative; the model, howevfer, should have wide applicability in a variety of questions concerning the incidence of property taxes.     

Market Versus Assessed Values of Industrial Land

The purpose of this paper is to identify the manner in which parcel scale, micro-location, and macro-location influence the market values and the assessed values of parcels zoned for industrial use. The implicit prices exhibited by the market for industrial parcels in the west suburbs of Detroit are somewhat different than those which are embodied in the assessment process in the same area. The market exhibits plattage (i.e., a value increment from subdivision), but there is little recognition of it in the assessment process. Also, there appears to be no recognition of the market frontage effect in the assessment process, and assessors appear to have different views of the importance of industrial parks than estimates from the market indicate would be appropriate. However, the market and assessment models are remarkably similar with regard to the impact of north-south location and landfill permits.     

Do House Price Levels Anticipate Subsequent Price Changes within Metropolitan Areas?

This research examines the relationship between hedonically controlled housing price levels and subsequent changes in those prices across locations within MSAs. Are areas with a high price relative to an “imputed rent” paying for higher appreciation? In an efficient market (e.g., Gordon Growth Model), as fundamentals (impute rent) differ across locations and change over time, anticipation of these should generate a positive correlation between (residual) price levels and subsequent price changes. We undertake these tests in four different MSAs using a panel of repeat‐sale house price indices that have been scaled to price levels with the hedonic attributes of the house and ZIP code. In three markets we find that identical houses in higher priced ZIP codes subsequently appreciate faster. In one market we find that there is little statistical difference.     

Land use Controls: The Case of Zoning in the Vancouver Area

This paper explores the relationship between rezoning and changes in observed property values and the ability of zoning to mitigate externalities. Three separate methodologies are used in three locations in metropolitan Vancouver to examine these issues. Our results imply that rezoning does not necessarily lead to changes in land use and value. Further, no evidence was found to support the assertion that there are significant negative externalities due to incompatible land uses in residential property markets. Based on these results, we feel it is reasonable to question the continued use of zoning in developed areas of urban regions.     

Demand for coffee in Sweden: The role of prices, preferences and market power

There is a widespread belief that consumer coffee prices are high relative to bean prices and that lower consumer prices would lead to substantial increases in bean exports from Third-World countries. This issue is evaluated by analysing how retail prices, preferences and market power influence coffee demand in Sweden. A demand function is estimated for the period 1968–2002 and used, together with information on import prices of coffee beans, to simulate an oligopoly model. This approach gives estimates of the maximum average degree of market power and shows how coffee demand would react to reductions in marginal cost to its minimum level. The maximum level of market power is found to be low, but it generates large spreads between consumer and bean prices because the price elasticity has low absolute values. Moreover, the impact of a price decrease would be small because long-run coffee demand is dominated by changes in the population structure in combination with different preferences across age groups. Hence, a change to perfect competition would only have a negligible effect on bean imports.     

Which Are The Main Drivers Behind Residential Electricity Prices?

Over the last decade the residential electricity price in most EU Member States has been increasing. Even after the introduction of significant reforms such as the liberalisation of the electricity market. This upward trend is in response to the development of different price components along the electricity supply chain. In order to identify and analyse these components for EU-Member States, a more detailed price apportionment than those offered by public sources like Eurostat and IEA is necessary. The methodology proposed in this study analyses the development of the residential electricity price and its main components between 2002 and 2012 for Germany, France, Italy and the United Kingdom. The main drivers of the price trends observed for these four countries are subsequently identified, quantified and compared. Furthermore, the residential expenditure on electricity in each country is examined in connection with the evolution of residential electricity consumption. The results show how and to what extent the residential electricity price for the selected EU Member States depends on price components such as the electricity wholesale price, the gross margin, network expenditures, energy taxes and other levies related to the decarbonisation of the national energy system. Furthermore, this detailed analysis of residential electricity prices throughout the last decade provides a sufficient data basis to draw some prospective conclusions in terms of a short-term price outlook.     

电力市场效率评估与碳市场价格设计——基于电碳市场关联视角下的传导率估计

厘清并量化电力市场与碳市场间的关联关系,是深化电力市场改革与实现"双碳"目标的重要抓手。本文基于2006—2018年中国100个地级及以上城市的面板数据,使用似不相关回归模型评估了电力市场效率,在此基础上研究了电、碳市场关联条件下碳价对电价的传导率,并对不同场景下全国碳市场的碳价进行了优化设计。研究发现:(1)与非试点地区相比,碳市场试点地区中电力市场的无谓损失率更低,并且市场效率的提高具有更高的碳减排作用。(2)电、碳市场关联条件下,碳价对电力市场中居民电价的传导率高于对工业电价的传导率,但均远低于完全竞争条件下的传导率水平。(3)传导率的提升能够缓解"降电价"与"碳减排"之间的矛盾。当前传导率下电力市场效率目标与碳减排目标的协同实现需要碳价的大幅提升,而在完全传导的理想情况下最优碳价约为40元/吨。(4)长期而言,当前传导率下碳排放总量下降场景、经济增速放缓场景对应的最优碳价分别为255.05元/吨、173.63元/吨,而人口老龄化场景并未对最优碳价的设置形成约束。本文的研究不仅为电力市场与碳市场之间的关联奠定了理论基础,也为全国碳市场价格机制的优化设计提供了政策参考。     

World Bank's assault on the small farmer

The real meaning of the new emphasis of the World Bank on lending to the ‘small farmer’ is an attack on the self-provisioning peasantry aimed at forcing them into closer participation in the market economy. This aim is sometimes achieved forcibly, as in settlement projects, and sometimes through manipulation of price relationships or through a change in tenure systems to create a private market in land. In all cases, credit is the chief instrument used -institutional credit as well as private usury can lead to debt peonage.     

Externalities of residential property flipping

This study investigates whether flipping activities impose an externality on the transaction prices of the neighboring nonflipped properties. Using a data set of residential property transactions in Clark County, Nevada for the period 2003–2013, we find that flippers impose a significant positive impact on the price of neighboring nonflipped properties in an up market, but a significant negative effect in a down market. This procyclical impact of flipping activity contributes to the volatility of housing prices, hence magnifying boom and bust cycles and increasing the likelihood of a mortgage crisis.     

邮电通信业市场势力测度及对行业发展影响的实证分析

测度市场势力是监控垄断行业滥用市场势力和反垄断的前提,价格—边际成本差额(即勒纳指数)测度法是广泛认可的市场势力测度方法,但由于边际成本的不可获得性,实际上难以直接应用。本文以广受关注的邮电通信业为例解决了这一难题:基于行业数据特征,通过适当变换替代了经济学难以度量的边际成本和实物量,得到了一种能直接计算勒纳指数的方法,该方法适合于观察中长期市场势力,计量分析中明显优于使用价格—平均成本替代价格—边际成本的功效。基于测度结果,实证了市场势力、技术进步(考虑动态效率)、市场结构变化对行业发展的影响。研究发现,技术进步对行业增长有大的贡献,但市场势力产生了负效应,电信业市场结构调整没有达到业务分拆的初衷。上述研究方法和结论对政府制定垄断行业价格成本监审办法和反垄断立法有借鉴意义。     

House Search Duration in Hot and Cold Residential Markets

This study analyzes the determinants of house search duration of consumption‐driven buyers and individual investors in different housing market environments. We use data from surveys of recent house‐buyers in “hot” and “cold” housing markets in the 2000s housing bubble in California characterized by rising and declining residential house prices, respectively. The average house price and the surveyed geographical area are the same for both periods. Expected house ownership horizon is shown to be an important determinant of the realized search duration in addition to commonly considered housing and buyer characteristics. We find a statistically significant positive effect of it on the time until purchase in both housing price environments for consumption‐driven buyers. We also find that consumption‐driven house purchases were highly pronounced in coastal areas in the hot market and inland areas in the cold market. In contrast, long‐horizon investment activity leads that of consumption activity in those areas. Short‐horizon investors, on the other hand, concentrated their house search activity in inland areas in both housing market environments.