Residential search and choice of displaced households

Centrographic analysis is used to compare the residential search and choice behavior of 41 households who experienced either short-term or long-term displacement costs after moving out of the inner city of Saskatoon, with the behavior of 90 households who moved as if voluntarily. While the displaced households tended to search for housing in the same neighbourhoods as the voluntary movers, they chose a “new” home much farther away from their “old” home. By means of a logistic regression, the reasons for this more distant move are inferred to reflect both the tightness of the housing market and the housing search barriers that displaced households, who were more likely to be young or old renters, would have encountered.     

The first step on the housing ladder: A natural experiment in Hong Kong

The article presents and illuminates evidence, based on recent Hong Kong experience, indicating the existence of a “housing ladder effect” when housing prices increase or decrease. An increase of housing equity at the bottom of the ladder tends to translate into a trading up activity that will both increase housing market turnover and buoy up the entire housing market. Based on a natural experiment through the introduction of a public housing privatization scheme, this article demonstrates the importance of the first step on the housing ladder using a logit model.     

Neighborhood amenities: An economic analysis

A spatial model of household and firm demand and supply of market goods is developed. Housing and neighborhood amenity markets are explicitly considered in deriving market equilibrium. The equilibrium relationships are empirically investigated, yielding important insights into the functioning of the urban economy. Attention is focused on externalities involved in neighborhood markets and the simultaneous determination of housing and amenity market equilibrium. The effect of neighborhood amenities on household equilibrium is of a major magnitude and effects of “externality” variables on both housing and amenity equilibrium are substantiated. The degree of neighborhood homogeneity and the extent of government programs aimed at neighborhood development are found to have significant impacts on housing and amenity markets.     

Discrete choice models and the housing price and travel to work elasticities of location demand

Multinomial logit and nested logit models of mode choice in travel to work and housing location choice are estimated from 1970 U.S. census data aggregated to small zones of the Chicago SMSA. The estimated models are then used to derive the “housing rent,” “travel time,” and “travel cost” elasticities of location demand. The effects of sampling variation, sample size, attribute inclusion, model specification, and estimation method on the estimated elasticities are evaluated and found to be important. The elasticities are also compared and found to agree with those obtained from other discrete choice models and, in the case of “housing rent,” with estimates obtained from models based on other theoretical structure.     

The economics of urban yard space: An “implicit-market” model for housing attributes

A theoretical housing model is developed embodying the approach of the recent hedonic price literature. Instead of focusing on a scalar “housing service” consumption measure, the model portrays housing as a commodity with two attributes: floor space and yard space. Developers react to a consumer bid-rent function, which relates dwelling rent to floor space, yard space, and location, in choosing the profit-maximizing characteristics of their housing complexes. The spatial behavior of the developer's choice variables is investigated (an interesting question is whether yards are larger farther from the urban center), and a comparative static analysis of the housing market equilibrium is presented.     

A probabilistic approach to the structure of rental housing markets

A probabilistic view of the structure of urban housing markets is developed. The demand side is based on aggregate probabilistic demand functions derived from microbehavioral random utility theory. The supply side examines the short-run pricing of the housing stock by developing “asking rent theory,” which explains how a housing supplier must find the optimal rent that maximizes expected revenue. Next, concepts of aggregate market clearing and market equilibrium are defined. Finally, a two-submarket model with specific assumptions regarding the representation of demand and the nature of market signaling is examined in detail and is given a graphical illustration. In closing, directions for extending the probabilistic approach both within and beyond urban analysis are pointed out. All analysis in this paper is for a stationary urban economy, with the housing stock assumed fixed.     

Estimation and policy implications of rental housing demand

The demand for rental housing using the Annual Housing Survey SMSA sample for 1977 is estimated. The principal determinants of rental housing demand, namely housing price and permanent/transitory income, are computed through spatially varying hedonic price techniques and instrumental variables methods (relating to human and nonhuman capital), respectively. Based on the demand estimation results, impacts of hypothetical cash and rent subsidy programs are analyzed in terms of “housing” and “welfare” effects. It is found that a rent subsidy achieves considerably larger effects than does a cash subsidy.     

Alternative housing concepts and the benefits of public housing programs

Almost all previous studies analyzing the benefits and consumption effects of public housing programs have used aggregation theorems to construct composite goods “housing” and “all other goods.” In this paper we show that, if it is more realistically assumed that households have preferences defined on housing characteristics, benefits estimated using the composite approach are upward biased. Some empirical work suggests that the bias is large. We therefore strongly advise to take into account the composition of the bundle of housing attributes provided under a public housing program when evaluating the program's economic effects.     

Determinants of local housing growth in a multi-jurisdictional region,along with a test for nonmarket zoning

In the State of New Jersey, two rural preservation tools are paramount: (1) Zoning that sets a floor on the size of residential lots; and (2) the outright acquisition of open space or its development rights by government and nonprofit entities. The present study explores the effects of these two policies on the number of building permits issued across 83 municipalities in northern New Jersey. The empirical work is based on a widely-used urban development model that uses both monocentric and polycentric factors to allocate growth across a set of suburban communities. The study also develops a growth-based test for binding minimum-lot-size zoning, leveraging the fact that the 83 communities are in a single housing market and must serve the distribution of home and lot-size demand collectively, not individually. The study finds strong evidence of excess large-lot zoning, leading to the suppression of short-term housing growth in communities that specialize in this particular “product.” No firm evidence is found that residential development is attracted to the amenities that flow from either large-lot zoning or open space set asides.     

LAND MARKETS AND THE EFFECT OF REGULATION ON FORMAL-SECTOR DEVELOPMENT IN URBAN INDONESIA

Until recently, urban land and housing markets in Indonesia seemed to function well. Informal-sector development provided low-income housing affordably. Through government programs, formal-sector developers could build housing for all but the poor. Since 1989, however, daily conversation pictures land speculation as rampant and formal-sector housing as rising beyond the means of the middle class. Newspapers carry stories of conflicts between small landowners and large developers with government officials in between. This article investigates this situation by addressing two related questions: are urban land prices rising “too fast?”; how do land regulations and development practices affect costs, and who pays these costs? The article includes quantitative estimates of urban land prices, changes in urban land supply, movement of land through the permitting process, and the effect of development regulations on costs. Data come from a literature survey and interviews of some of the largest formal-sector developers in Indonesia. A principal finding concerns a development regulation called a “location permit” and the “social function” of land in Indonesian law. Although helpful as a means of assembling land in Indonesia's highly fragmented land markets, location permits allow formal-sector developers to hold land off the market and pay low prices to small landowners. Ultimately, the “social function” of land under Indonesian law holds down the price formal-sector developers pay for land, but not at the price at which they sell their product. The article concludes by proposing reforms to the regulatory process.     

On the effect of fiscal zoning on land and housing values

The note is a comment on and extension of “The Effect of Zoning on Land Value,” by J. C. Ohls, R. C. Weisberg, and M. J. White. It is suggested that some of the results of that paper are very sensitive to the way in which the market for urban housing and the market for urban land are modeled. In the context of a more general model, it is shown that a major result of that paper, that land values may rise or fall, in a metropolitan area, in response to zoning, still holds, although the mechanism underlying the process is very different in the more general model. Furthermore, it is shown that the effect of such a zoning change on housing prices and consumer welfare is unambiguous; the former rises and the latter falls. Finally, it is proved that zoning by a small municipality within a metropolitan area will cause land and housing values to fall.     

Information spillover across international real estate investment trusts: Evidence from an entropy-based network analysis

In this study, we unveil information spillover between international real estate markets using an entropy-based network approach for real estate investment trusts (REIT). Our novel approach is simple and yet flexible enough to accommodate the nature and extent of information spillover among several components of the global housing network. For a network of nine leading industrial economies, we unveil static and time-varying information spillover of REIT returns using total transfer entropy, pairwise net transfer entropy and directional (“From”, “To”) transfer entropy. Evidence suggests that the greatest pairwise transfer entropy is from the US to Australia, whereas France, the Netherlands, New Zealand and Singapore are the largest information recipients in the network. The time-varying evolution of total transfer entropy also exhibits a declining trend for the integration of global housing market during our sample period.     

Housing Supply and the Effects of Stochastic Development Control

We consider the effects of development control on housing supply when the nature of the control is uncertain. Such controls contribute to the risk faced by housing suppliers. An increase in the variance of the controls will decrease current period supply of housing. Some implications are obtained for market supply behavior, which indicates that the presence of stochastic development controls may distort housing supply in unexpected ways.     

Analysis of the cross-region risk contagion effect in stock market based on volatility spillover networks: Evidence from China

This article uses the stock market regional indexes of 31 provinces (include Province-level municipalities and Minority Autonomous Regions) in mainland China as a sample, and constructs an inter-regional volatility spillover network of China’s stock market based on the GARCH-BEKK model. Through network centrality analysis, Diebold and Yilmaz's spillover index method and block model analysis, we comprehensively analyze the risk contagion effect among different regions in China’s stock market. The empirical results show that: (i) The risk contagion intensity (risk reception intensity) in various regions of China’s stock market has a typical “core-periphery” distribution characteristic due to regions’ different levels of economic development. (ii) There are obvious risk spillover effect in China’s stock market, among which the economically developed regions along the southeastern coast of China, such as Beijing, Shanghai, Zhejiang and Jiangsu, are the main risk transmitters, while the economically undeveloped regions in the Midwest of China, such as Xinjiang, Xizang, Gansu, Nei Menggu and Qinghai are the main risk receivers. (iii) Each region is divided into 4 blocks according to their respective roles in the risk spillover process in China’s stock market. Block 1 that is composed of the economically underdeveloped regions in the Midwest is the “main benefit block”, it acts as a “receiver”. Block 2 that is composed of regions with strong economic growth vitality in the Midwest is a “Bilateral spillover block”, it both plays the role of “receiver” and “transmitter”. Block 3 that is composed of developed regions along the southeast coast, it acts as a “transmitter”; Block 4 that is composed of the relatively fast-growing regions in the Southwest is the “brokers block”, it serves as a “bridge”. The results of this article can provide some reference for investors in financial institutions and decision makers in financial regulators.     

List price and sales prices of residential properties during booms and busts

This paper investigates the relationship between the list and sale price of residential properties over the housing cycle. In down or normal markets the list price generally exceeds the sales price; however, when the housing market is strong, homes sell for more than their list price. This observation is not consistent with the assumptions made in the standard model of home sellers’ search behavior. We consider alternative models. In one, sellers set list prices based on their expectations of future changes in sales prices and the arrival rate of buyers; however, demand shocks occur. This model partially explains our data from the Belfast, U.K. housing market, but it fails to predict the list to sales price ratio during a sustained housing boom. We next describe a model where sellers’ endogenously select their search mechanism depending on the strength of the housing market. We find support for the conjecture that sellers switch to an auction-like model during housing booms. There also is evidence that during a downturn in the market, sellers’ list prices are sticky.     

Decision analysis of auto emission control

In response to public pressure to reduce air pollution, governments are forced to consider alternate means to limit auto emissions. This paper addresses the problem of evaluating these regulatory policies and choosing the one that is best for society.Economic tradeoffs play an important role in the analysis of emission control policies. Cleaner air comes only at a price, and the judgments as to “How clean?” At what price?” and “At who's expense?” are crucial. Once these value issues are resolved, questions of implementation remain. “How do regulatory policies such as mandatory emission standards for cars compare with a system of emission taxes?” “Are there ways to collect a fee from drivers to compensate those who breathe their pollution, without taxing emissions directly?”Our approach is first to describe a decision-focused analytical procedure for evaluating various policy alternatives. This procedure is then demonstrated with a preliminary analysis of representative emission control plans for the Los Angeles air basin. Both emission standards and market or “pricing” alternatives are considered. These plans include: present (1975) emission standards; an emission tax; an increase in the gasoline tax; a policy of no government control.The preliminary analysis shows market mechanisms to be superior to present emission standards. Many significant advantages of market mechanisms are discussed, though this conclusion is due primarily to—in our opinion—inappropriate value judgments that are implicit in the present standards.The analytical framework is very general, and it can be applied to a wide variety of social decisions involving externalities. The quantitative models developed, though preliminary, can be used by organizations such as regional planning agencies or pollution control boards. However, these models must not be viewed as formulas for answers to social problems. Rather, they are intended as aids for the policy maker that will help him or her balance the many factors that influence the decision and provide insight to the wisest social course of action.     

Linear and nonlinear dynamic relationships between housing prices and trading volumes

This study applied linear and nonlinear causality tests and estimation models to investigate the efficiency of housing prices and volumes in the United States and its four major regions. The results of this study confirm that housing volumes can function as a price-discovery indicator. According to the nonlinear volatility of housing prices, this study verified numerous hypotheses. Housing returns can also influence housing volume. The results of this study imply that housing price efficiency can vary based on market conditions. Consequently, estimating the behavior of housing prices through a linear model can result in underestimating the information reflected by housing returns.     

Dissecting the myth of the house price in Chinese metropolises: allowing for behavioral heterogeneity among investors

This paper aims to demystify the housing boom in Chinese metropolises by allowing for behavioral heterogeneity among investors. We construct an agent-based model where investors are categorized into two groups: fundamentalists and chartists. In addition, the investment strategy switching is allowed between these two groups contingent on the historical performance. Using the data of five Chinese metropolises over the period 2008–2014, the results suggest that chartists dominate the housing market and make the house price maintain an upward trend, while fundamentalists play a stabilizing role. Specifically, fundamentalists can serve as a “price anchor” in the market, because the proportion of the fundamentalists is negatively associated with both the growth rate of the house price and the deviation relative to the fundamental value. Overall, the impact of the chartists on the house price is much greater than that of the fundamentalists, which contributes to the ever-increasing house price in Chinese metropolises.

     

传统产业集群企业区域价值链市场势力塑造路径

本文对传统产业集群企业如何塑造区域价值链(RVC)市场势力的路径和方法进行研究,以中国南珠产业集群企业为案例,归纳、总结出传统产业集群企业在RVC市场势力塑造过程中的企业家才能和战略定位、文化认同的具体特征,析取概念并建立了“企业家才能”和“文化认同”双重作用的RVC市场势力塑造和突破攻略的理论框架。研究发现,企业家才能通过战略定位实现对传统产业集群企业的RVC市场势力塑造,通过文化认同实现对市场的控制,而在此过程中技术和市场双重控制是常规手段。在数字化条件下,利用数字手段和社会资本,与全球市场建立联结也是传统产业集群企业的一大特色。“企业家才能”和“文化认同”策略是传统产业集群企业获取RVC市场势力并成功充当国际主导企业的关键因素,发展中国家的企业可立足以文化认同为基础的RVC市场势力塑造与传递机制来驱动价值链延伸。     

Predicting failure risk using financial ratios: Quantile hazard model approach

This study examines the role of financial ratios in predicting companies’ default risk using the quantile hazard model (QHM) approach and compares its results to the discrete hazard model (DHM). We adopt the LASSO method to select essential predictors among the variables mentioned in the literature. We show the preeminence of our proposed QHM through the fact that it presents a different degree of financial ratios’ effect over various quantile levels. While DHM only confirms the aftermaths of “stock return volatilities” and “total liabilities” and the positive effects of “stock price”, “stock excess return”, and “profitability” on businesses, under high quantile levels QHM is able to supplement “cash and short-term investment to total assets”, “market capitalization”, and “current liabilities ratio” into the list of factors that influence a default. More interestingly, “cash and short-term investment to total assets” and “market capitalization” switch signs in high quantile levels, showing their different influence on companies with different risk levels. We also discover evidence for the distinction of default probability among different industrial sectors. Lastly, our proposed QHM empirically demonstrates improved out-of-sample forecasting performance.