Properties that Sell at or above Listing Price: Strategic Pricing,Better Broker or Just Dumb Luck?

The Journal of Real Estate Finance and Economics - A surprisingly large number of houses sell above listing prices in a wide range of markets and in all market conditions. The question is: why do...     

Historic District Influence on House Prices and Marketing Duration

Historic property designations have been lauded for spurring renovation beyond the historic structures themselves through positive externalities in surrounding neighborhoods. Previous historic district research focuses on whether historic designation results in a price premium. This paper takes a more comprehensive look at the buying process, which must consider marketing duration within the historic district as well as influences on the sale of properties adjacent to the historic district. We examine how historic district designation in Baton Rogue, Louisiana is capitalized either through a price premium or marketing duration and how that mechanism differs between neighborhoods inside and outside the historic district boundaries. We employ a three stage least square, 3SLS, model to account for the effects of endogenous marketing duration on price capitalization estimates. The estimates are consistent with search-market theory in that marketing duration absorbs part of the capitalization of historic designation. We find that the more certain benefits from historic designation within the district are reflected in a price premium while the reduced regulation coupled with the cachet of being located near but not inside the district result in shorter marketing duration.     

A road to assimilation: immigrants and financial markets

This paper compares the financial market participation of immigrants and native-born Americans. Financial asset ownership is examined after controlling for the immigrants’ country of origin using a nationally representative National Longitudinal Survey (NLSY79) data set. The determinants of preference for financial asset ownership and the amount of financial equity held by households are estimated using a two-stage procedure. The results indicate that immigrants are less likely to own financial assets and more likely to have lower financial equity than native-born residents. Income uncertainty and risk tolerance of immigrants are associated with their preference for financial investments. Immigrants’ years of residence in the United States also increase their financial asset ownership. A discussion of the implications of these findings for policy makers, immigration researchers, and scholars of household savings behavior is also included.     

School Quality, House Prices and Liquidity

This paper develops an empirical framework for taking into account the effects of endogenous liquidity on price capitalization estimates. Changes in school attendance zones in the East Baton Rouge Parish public school district provide a natural experiment for studying how changes in school characteristics affect house prices and liquidity. House price and selling time, or liquidity, are simultaneously determined in search markets. The empirical model exploits variation in the surrounding neighborhood market conditions pertinent to each house to identify the system of price and liquidity equations. The estimates are consistent with search-market theory in that liquidity absorbs part of the capitalization of school quality.

Why Do Vacant Houses Sell for Less: Holding Costs,Bargaining Power or Stigma?

This article introduces Nash bargaining into a search model to identify various channels through which vacancy affects selling price and liquidity in the resale market for houses. The model shows the various vacancy effects in the form of greater seller holding cost, lower seller bargaining power and unobserved negative attributes or stigma. We use a 20‐year data series on house transactions to test for these effects in a simultaneous model of price and liquidity, using the long data series to allow for variation across market phases. The robust vacancy effects on price and liquidity across all market phases primarily reflect greater seller holding cost and diminished bargaining power. Repeatedly, vacant houses also exhibit significant stigma effects in the rising market but not in stable or declining market phases. At the same time, vacant houses enjoy stronger shopping externality effects from surrounding houses for sale than do their occupied counterparts.     

Prisons, drug interdiction, and preschool programs: Alternative human capital investments

Public opinion surveys indicate that Americans list crime high in their priorities for government attention. Inevitably, public officials seeking office promise to reduce crime (the issue of crime is politicized). Simple solutions, without regard to their effectiveness, are politically popular and get votes for elected officials. The result is that social policy is made on the basis of popular solutions, followed by the spending of vast amounts of government revenue on ineffective measures. Not only is much of those funds wasted, a loss to society is further aggravated in that these resources could have been invested in programs that would yield the desired benefits. This paper examines two expensive crime-fighting measures that are failed policies and suggests one alternative type of human capital investment that is cost effective.     

The Transitory and Legacy Effects of the Rental Externality on House Price and Liquidity

It is widely believed that tenant-occupied houses do not show as well as owner-occupied or even vacant units and so are harder to sell. These short term or transitory marketing effects should disappear in subsequent sales by owner-occupiers. Overuse by tenants and poor maintenance by landlords, however may lead to longer term or legacy effects on value and liquidity. We use a 20 year data series on house transactions to estimate these separate effects in a simultaneous model of price and liquidity. The results reveal strong transitory renter effects on both value and liquidity consistent with lower buyer willingness-to-pay. We do not find persistent legacy effects from prior use as rental property. Instead, there appears to be unmeasured quality or a characteristic common to houses suitable for rent that leads to permanently lower market values regardless of previous use in that capacity.     

Unexpected crime prevention impact of an experiment in education

This essay serves two purposes: it advocates increased public investment in Head Start-style preschool programs as a cost-effective crime prevention measure, and it links important preschool research findings to criminological literature to argue this unusual position. The focal point is a 1962 experiment in the Perry Elementary School in Ypsilanti, Michigan. Some 123 economically disadvantaged children ages three and four years took part in the experiment either as experimental (program) groups or as control (nonprogram) groups. Now, at age 27, the persons who were in the experimental groups are better off in many ways. An unexpected outcome of the exposure to preschool training as three- and four-year olds is the decrease in crimes committed by those in the experimental groups versus those in the control groups over their lifetimes.     

Homeownership and Housing Equity: An Examination of Native- Immigrant Differences in Housing Wealth

This paper examines the differences in homeownership between immigrants and native-born residents using the National Longitudinal Survey of Youth 1979 (NLSY79) data. We estimate the preference for homeownership and the amount of home equity held by households using a two-stage procedure. The results indicate that, although immigrants are less likely to be homeowners, immigrants who make the decision to own homes are more likely to have greater housing equity than native-born residents. About 66 to 70% of the disparity in homeownership can be explained by the difference in characteristics. The remaining disparity results from different homeownership functions estimated for the two groups. We discuss the implications of these findings for policy makers, real estate market researchers, and scholars of consumer behavior.