Interpolation of Air Quality Measures in Hedonic House Price Models: Spatial Aspects

Abstract

This paper investigates the sensitivity of hedonic models of house prices to the spatial interpolation of measures of air quality. We consider three aspects of this question: the interpolation technique used, the inclusion of air quality as a continuous vs discrete variable in the model, and the estimation method. Using a sample of 115,732 individual house sales for 1999 in the South Coast Air Quality Management District of Southern California, we compare Thiessen polygons, inverse distance weighting, Kriging and splines to carry out spatial interpolation of point measures of ozone obtained at 27 air quality monitoring stations to the locations of the houses. We take a spatial econometric perspective and employ both maximum-likelihood and general method of moments techniques in the estimation of the hedonic. A high degree of residual spatial autocorrelation warrants the inclusion of a spatially lagged dependent variable in the regression model. We find significant differences across interpolators in the coefficients of ozone, as well as in the estimates of willingness to pay. Overall, the Kriging technique provides the best results in terms of estimates (signs), model fit and interpretation. There is some indication that the use of a categorical measure for ozone is superior to a continuous one.

RÉSUMÉ

Interpolation des Mesures de la Qualité de l'Air dans les Modèles Hédoniste de l'Estimation Immobilière: Aspects Spatiaux

Cet article examine la sensibilité de l’évaluation hédoniste des prix de l'immobilier à l'interpolation spatiale des mesures de la qualité de l'air. Nous avons envisagé la question sous trois aspects: la technique d'interpolation utilisée, l'introduction de la qualité de l'air comme variable continue ou discrète dans le modèle et la méthode d'estimation. Nous avons utilisé un échantillon de 115 732 ventes de maisons individuelles, en 1999, dans le district Côte Sud de la gestion de la Qualité de l'Air en Californie du Sud. Nous avons comparé les polygônes de Thiessen, la pondération inversement proportionnelle à la distance, le krigeage et les courbes splines pour mener l'interpolation des mesures ponctuelles de l'ozone, obtenues dans 27 stations de suivi de la qualité de l'air en fonction des lieux où étaient situées les maisons. Nous avons pris une perspective spatiale économétrique et employé aussi bien la probabilité maximale que la méthode générale des moments techniques dans l’évaluation de l'hédonique. Un degré élevé d'auto corrélation spatiale résiduelle garantie l'inclusion d'une variable dépendante spatialement décalée dans le modèle de régression. Nous avons trouvé des différences importantes parmi les interpolateurs dans les coefficients d'ozone, ainsi que parmi les indicateurs de la volonté de payer. Surtout, la technique de krigeage donne les meilleurs résultats pour les estimations (signes), l'ajustement du modèle et l'interprétation. L'utilisation d'une mesure nominale pour l'ozone est supérieure à une mesure continue, semble-t-il.

RESUMEN

Interpolación de las medidas de la calidad del aire en los modelos de los precios hedónicos de la vivienda: aspectos espaciales

En este ensayo investigamos la sensibilidad de los modelos de lo precios hedónicos de la vivienda para la interpolación espacial de medidas de la calidad del aire. Tenemos en cuenta tres aspectos al respecto: la técnica de interpolación utilizada, la inclusión de la calidad del aire como variable continua, en vez de discreta, en el modelo, y el método de cálculo. Con una muestra de 115.732 ventas de viviendas individuales durante 1999 en el Distrito de Gestión de Calidad del Aire de la Costa Sur en California, comparamos los polígonos de Thiessen, la ponderación de la distancia inversa, métodos geoestadísticos o Kriging y métodos basados en splines para llevar a cabo la interpolación espacial de las mediciones puntuales de ozono obtenidas en 27 estaciones de control de calidad del aire en los lugares donde están situadas las viviendas. Desde la perspectiva econométrica espacial empleamos las técnicas de la probabilidad máxima del método general de momentos en el cálculo de precios hedónicos. Debido a un alto grado de autocorrelación espacial residual debemos incluir una variable dependiente espacialmente rezagada en el modelo de regresión. Se observan diferencias importantes entre los interpoladores en los coeficientes del ozono y en los cálculos de la disposición a pagar. En general, la técnica Kriging da los mejores resultados en cuanto a los cálculos (señales), la idoneidad del modelo y la interpretación. Hay indicios de que es mejor usar una medida categórica para el ozono en vez de una continua.     

Frequency of Transaction and House Price Modeling

This article examines the characteristics and price behavior of repeatedly transacted properties. Using data from four U.S. counties, we estimate hedonic price models of properties grouped by transaction frequency, and compare estimated standard deviations and estimated appreciation rates by group.For each of four counties studied, we find that estimated house price appreciation is systematically higher among properties that transact more frequently. One possible explanation for this result is that purchasers make property improvements that are not adequately reflected in the available data.We also find that estimated standard deviations of the disturbance term show a marked decrease as the frequency of transaction increases. Since frequently transacting properties are not found to be systematically more homogeneous than seldomly transacting properties, we do not attribute this to any increase in homogeneity for frequently transacting properties, but rather to the length of time elapsed between transactions of properties.The findings of this article suggest that repeat-sales price models may need to be adjusted to account for cross-sectional variation in transaction probabilities---that is, the selectivity of the subsample of properties that transacted (or transacted repeatedly) during any finite study period.     

Does the Measurement of Property and Structural Characteristics Affect Estimated Implicit Prices for Environmental Amenities in a Hedonic Model?

Hedonic models are commonly used to estimate marginal willingness to pay for environmental amenities. These studies utilize variables that are assumed to be measured without error (such as the square footage of the lot or the number of bedrooms) and proxy variables (such as neighborhood or school quality). Lot and structural characteristics may in fact be measured with error. Potential sources of error include inaccurate measures and inconsistent updating. We investigate the effect of using tax-assessor data versus survey data from purchasers to estimate the implicit price of an environmental amenity, lake-water clarity. Convergent validity of the implicit price for water clarity is established if the town and survey data provide statistically indistinguishable estimates of implicit prices for this amenity. Overall, the town-office and survey data on property characteristics were not statistically different in three of the four market groupings examined, which suggests that the traditional municipal sources of these data may not contain substantial measurement error. Furthermore, convergent validity is satisfied in all four market areas. However, differences in computed implicit prices of clarity in two of the market areas are large enough that policy decisions for environmental quality could be affected by the source of the lot and structural data.     

Mapping technological capabilities into product markets and competitive advantage: the case of cholesterol drugs

While a lot of attention has been paid to those characteristics of capabilities that give firms a competitive advantage, a lot less attention has been given to supporting empirical evidence and to the deployment of these capabilities. This paper presents a model for mapping firm capabilities into customer value and competitive advantage in different markets. With empirical evidence from cholesterol drugs, I illustrate how the model can be used to estimate customer value and competitive advantage from technological capabilities. Copyright © 2002 John Wiley & Sons, Ltd.     

Housing Prices and Maturing Real Estate Markets: Evidence from Uganda

Uganda, a less developed but rapidly growing East African nation, continues to correct the economic mismanagement of past governments. One important legacy of this mismanagement is the Land Decree of 1975, issued by then President Idi Amin Dada. This decree nationalized all land and made illegal all private real estate market transactions. This paper uses a rich, but little known, dataset to show that real estate markets appear to have continued operating reasonably efficiently in spite of the 1975 Decree. The Land Act of 1998 repealed the 1975 Decree. Our results suggest the recent Act has a high likelihood of success because its primary goal is to codify guarantees of security, transparency, and enforceable property rights in private real estate markets that appear to already exist.     

The many dimensions of historic preservation value: national and local designation,internal and external policy effects

This analysis examines the internal and external policy effects of national and local register programmes for historic preservation. Robust hedonic pricing models are crucial to informing policy proposals and understanding how property markets relate to urban heritage. Estimating a repeat-sales hedonic model with neighbourhood trends and spatial mixed models, novel to this literature, offers a marked improvement in terms of jointly identifying internal and external policy effects, comparing national and local designations, separating policy from heritage effects and estimating models robust to spatial dependence and trends in hedonic prices. Historic designation variables, while often individually insignificant in the model, are always jointly significant in explaining varying appreciation rates. Local districts exhibit no consistent price impacts across the models. Being located inside a national district confers a price premium that increases over time in the preferred model specification, while prices fall in national districts’ buffers after designation. The sensitivity of results to model specification raises questions about alternative approaches to spatial dependence in the data in the urban historic preservation context. Evidence of the influence of historic district designation on property turnover and renovation investments is also examined.     

Understanding Price Variation Across Stores and Supermarket Chains: Some Implications for CPI Aggregation Methods

The empirical literature on price indices consistently finds that aggregation methods have a considerable impact, particularly when scanner data are used. This paper outlines a novel approach to test for the homogeneity of goods and hence for the appropriateness of aggregation. A hedonic regression framework is used to test for item homogeneity across four supermarket chains and across stores within each of these supermarket chains. We find empirical support for the aggregation of prices across stores which belong to the same supermarket chain. Support was also found for the aggregation of prices across three of the four supermarket chains.     

Destination Image,Novelty, Hedonics,Perceived Value,and Revisiting Behavioral Intention for Island Tourism

This paper examines tourists’ experience of island tourism and investigates the causal relationships between the destination image, novelty, hedonics, perceived value, and revisiting behavioral intention. A total of 355 respondents completed a survey conducted on Green Island (Lyudao in Chinese), Taiwan. Using structural equation modeling, the results of the analysis supported the proposed revisiting behavioral intention model as follows: (1) the destination image had a significant and positive influence on novelty, hedonics, and perceived value; (2) tourists’ perceptions of the novelty of island tourism had a significant and positive influence on hedonics, but the effect on perceived value was insignificant; (3) hedonics had a significant and positive effect on perceived value; and (4) perceived value had a significant and positive influence on revisiting behavioral intentions. The empirical results indicate that the destination image leads to a greater perception of novelty, promotes hedonics and perceived value, and fosters the revisiting behavioral intention in tourists. Managerial implications with regard to island tourism are drawn based on the research findings, and suggestions for future researchers are presented.     

Heterogeneity and fine wine prices: application of the quantile regression approach

ABSTRACT

This study addresses the price heterogeneity of the five first growths of Bordeaux. We apply the quantile regression (QR) approach with market segmentation based on wine bottle price quantiles. We compute the hedonic price of wine attributes for various price segments in the market. This approach is applied to a major dataset comprising approximately 50,000 transactions over the 2003–2017 period. The findings indicate that the relative hedonic prices of several wine attributes differ significantly among deciles. The implications of our results are manifold. Vintage and Parker grades have a strong impact on the variation in wine prices, and there is a hierarchy among the five first growths of Bordeaux. There is also a premium commanded by the reputation and experience of an auction house. Since the financial crisis of 2012–2013, investors have considered that the five first growths are overrated, save for the most expensive wines; for those most expensive ones, investors prefer scarcity to liquidity. These results are of import to several actors in the fine wine market: investors, for example, could use the findings herein to better diversify their wine portfolio, while auction houses could better anticipate their future sales based on consumers’ expectation.     

Investigating the effects of a shared bike for tourism use on the tourist experience and its consequences

ABSTRACT

As public bike-sharing systems have been widely set up in cities around the world, a shared bike for tourism use can enhance tourists’ experience at destinations and lead to tourists’ post-visit evaluations. Thus, this research explores the attributional effects of the value of using shared bikes (namely, instrumental value and affective value) on tourists’ emotional experience (namely, hedonics and perceived uniqueness) as well as on satisfaction and destination loyalty. We obtain a sample of 302 tourists using shared bikes as transport modes during their visits to examine the proposed relationship model. Results show that both instrumental and affective values of shared bike use positively relate to hedonics and perceived uniqueness experiences. While both hedonics and perceived uniqueness have positive effects on satisfaction, only perceived uniqueness shows a positive effect on destination loyalty. The findings of multi-group analyses indicate that the direct effects of the tourism experience on destination loyalty are significantly positive for the low-motivation group but not for the high-motivation group. Empirical implications and recommendations for future research are also discussed herein.