The Other Side of Eight Mile: Suburban Population and Housing Supply

This article establishes a linkage between decadal changes in suburban population and the supply of suburban dwelling units. It then estimates an econometric supply-and-demand model for 317 U.S. suburban areas for the 1970s, 1980s and 1990s using the State of the Cities database. Suburban supply is more elastic than central city supply, with suburban estimates between +1.26 and +1.42. However, separate estimates by geographic region lead to supply elasticities of +0.89 for the northeastern quadrant of the United States and +1.86 for the remainder of the United States.     

The Resale Housing Market

This paper describes and analyzes the structure and operation of the market for existing single-family homes. The paper develops aggregative models of sales and renovation activity based on the adjustment choice decisions of households to alter their housing consumption by moving or by undertaking renovations. The models demonstrate that housing resales and renovation expenditures occur when the present value of the gains associated with a housing adjustment exceeds the costs of the transaction. The choice of the adjustment mode is shown to be significantly influenced by the relative transactions costs of moving versus renovating.     

Unions and Employment Growth: The Canadian Experience

Using panel data from the Canadian Workplace and Employee Survey, the union effect on employment growth is examined. In line with previous North American findings, private sector unions are found to slow employment growth by approximately 2.2 percent per annum. This study is modeled after two recent articles published in this journal; one using the Australian Workplace and Industrial Relations Survey and a subsequent article using the British Workplace and Industrial/Employee Relations Survey.     

The Housing Market and Real Estate Brokers

The major development in this paper concerns the failure, in earlier studies, to consider interaction between alternative methods of arranging sales in the housing market. A seller may market a house by direct negotiations with buyers, without the intermediation of real estate brokers, or by listing the house with a broker. A rational seller would choose the option which offers the higher expected return on the house. In a sequence of models we argue that the seller's option of a method of sale induces competitive pressure in the choice of the commission rate by the broker. We also consider the split rate in a multiple listing system, ease of entry of brokers and the cartel hypothesis as applied to brokers. We conclude that the competitive pressure of direct negotiations between sellers and buyers, relative free entry of brokers and the inappropri-ateness of the cartel hypothesis cast serious doubt about a general consensus of opinion that the brokerage system is characterized by price fixing, excessive commissions and excessive marketing costs.     

Windfall Gains on the Swedish Housing Market: The Effects of Queueing for a Cooperative Dwelling

The cooperative housing sector in Sweden consists of one market for new dwellings where the downpayment and rent is fixed, and where the dwellings are allocated through a queue, and one market for used dwellings, where all units are bought and sold freely with a transaction price determined by market conditions. As the transaction price usually exceeds the down-payment, substantial windfall gains accrue to those achieving a dwelling through the queue. Regression analysis reveals that this ratio is on average nearly three. The ratio varies, however, depending on the local housing market situation. It is argued that the ratio is a better indication on the demand situation in the local housing market than is provided through information on the length of the queue at the municipal exchequer.
A logit analysis is used to find out which households receive these windfall gains. It is shown that the probability of acquiring a dwelling through the queue, and thus capturing the windfall gain, is positively correlated with income and family size. The conclusion is that the cooperative queues do not have a redistributive effect on wealth in society, quite opposite the housing policy intention upon which the Swedish cooperative movement was founded.     

Unions and Employment Growth: The One Constant?

Sequential analyses of the major workplace data sets available to British researchers—the cross-sectional Workplace Industrial/Employee Relations Surveys (WIRS/WERS)—have revealed shifts in some previously well-established associations between union presence and firm performance, so much so in fact that it has become conventional to speak of a pronounced reduction in the "disadvantages of British unionism." One finding that seems to have persisted in cross section, however, is the negative effect of unions on employment growth. Following on a recent study in this Journal, we reexamine the issue using employment data from a panel of firms surveyed at two points in time rather than a single cross section. We report similar evidence of employment retardation in union regimes. On the other hand, the new data also suggest that some other unfavorable union effects may be longer-standing than previously reported.     

Estimating Bargaining Effects in Hedonic Models: Evidence from the Housing Market

Bargaining is common in markets for heterogeneous goods and differences in bargaining power between buyer and seller affect the negotiated transaction price. Previous research has found systematic evidence in the housing markets that weak buyers pay higher prices and weak sellers receive lower prices for their homes. Earlier work has modeled the bargaining effect as a parallel shift in the hedonic function, implicitly assuming that attribute shadow prices were unaffected by the bargaining process. In this paper, we use a sample of home sales where the seller's bargaining power is weakened by the fact that the home is vacant at the time of sale to test whether the effect of bargaining is best captured by a shift in the hedonic constant or whether the attribute shadow prices vary as well. The question is significant for property valuation where estimation of the marginal value of an attribute is commonly used to adjust comparable sales data. We find strong confirmation that bargaining power influences the negotiated price. We also find evidence that bargaining power alters attribute prices, although we do not find a consistent pattern across markets.     

Effects of Macroeconomic Uncertainty and Labor Demand Shocks on the Housing Market

This article shows that macroeconomic uncertainty affects the housing market in two significant ways. First, uncertainty shocks adversely affect housing prices but not the quantities that are traded. Controlling for a broad set of variables in fixed‐effects regressions, we find that uncertainty shocks reduce both housing prices and median sales prices in the amount of 1.4% and 1.8%, respectively, but the effect is not statistically significant for the percentage changes of all homes sold. Second, when both uncertainty and local demand shocks are introduced, the effects of uncertainty on the housing market dominate that of local labor demand shocks on housing prices, median sale prices, the share of houses selling for a loss and transactions. The aforementioned effects are largest for the states that exhibit relatively high housing price volatilities, suggesting real options effects in the housing market during the times of high uncertainty.     

Modeling Housing Market Fundamentals: Empirical Evidence of Extreme Market Conditions

This article examines the issues encountered in the modeling of market fundamentals during a period of extreme price behavior. The study analyzes the price behavior of the residential property market in Ireland using a number of alternative methodological approaches in the estimation of fundamental market value. Limitations in conventional models such as an inverted demand model are highlighted, in particular, with regard to diagnostic concerns and the static nature of the model. The use of an error correction framework provides more consistent and robust findings. The analysis does appear to indicate that a substantial premium over fundamental values developed in the Irish market during the late 1990s, reaching a peak in 1999 and 2000. However, in recent years, prices have largely been in line with fundamentals.     

大学生就业的人力资源市场分析

大学生就业是当前社会关注的热点问题。为促进大学生就业,文章立足社会调查数据,采用描述性实证分析的方法,挖掘出大学生就业难的劳动力市场深层次原因,提出提高大学生人力资源配置和使用效率的路径选择。     

Assessment Inequity in a Declining Housing Market: The Case of Detroit

We examine the degree to which assessment practices in the City of Detroit have created substantial inequities in property tax payments across residential properties. Two key contributions of this article include: (1) inequities created by assessment practices are examined in a collapsed real estate market, and (2) quantile regression techniques are used to determine how assessment practices have altered assessment distributions within and across property value groups. Results show that current practices have created a wide range of property tax payments across properties with similar value (horizontal inequity), and similar tax payments for properties of differing values (vertical inequity).     

Unions and Employment Growth

Employment grows about 4 percentage points per year more slowly in union than in nonunion plants. This first examination of union employment effects at the plant level suggests that unionized plants face substantial competitive pressure. As much as 61 percent of the decline in the present unionized may be accounted for by slower employment growth in union plants     

The Employment Effects of Minimum Wages: Evidence from a Prespecified Research Design The Employment Effects of MinimumWages

This article presentsevidence on the employment effects of recent minimum wage increases from a prespecified research design that entailed committing to a detailed set of statistical analyses prior to “going to” the data. The limited data to which the prespecified research design can be applied may preclude finding many significant effects. Nonetheless, the evidence is most consistent with disemployment effects of minimum wages for younger, less‐skilled workers.     

Housing Market Conditions, Listing Choice and MLS Market Share

In some housing markets, a seller may hire a broker to multiple list or exclusively list a property for sale or may bypass the brokerage industry and list the property privately as a "sale by owner." This article introduces a new model that illustrates the factors which will impact on the broker's and seller's preferred type of listing. An implication of the model is that if the choice is available, sellers and real estate brokers will employ a multiple listing service more often during slower market periods where the volume of sales is low and properties are more difficult to sell. An empirical analysis of Vancouver data yields results consistent with these arguments.     

促进就业:德国劳动力市场改革

自2003年始,德国推行了一系列劳动力市场改革措施。改革的取向,是放松劳动力市场管制从而增强就业灵活性。为此,德国政治家和经济学人做了大量社会动员工作。在理论上,强调向有关社会市场经济制度的基本思想回返,将就业安全性与灵活性相结合。在政策设计中,对劳动和社会保障管理系统实行去官僚化改造,变革社会救助和失业保险条例,激励失业者从事灵活就业。同时,辅之以对人力资本的大规模公共投资,并以就业目标为导向,在职业培训和中介领域引入竞争机制。在经济整体向好的形势下,德国改革取得了就业形式多样化和失业率下降的成果。这其中的理论和制度创新,值得中国决策者和公众借鉴。     

Resale Externality and the Used Housing Market

The selling prices of used houses may not fully reflect the maintenance spending of current owners when prospective buyers are unable to conduct a thorough inspection before purchase. This article investigates how this resale externality problem affects the maintenance expenditures of homeowners. After considering both observable and unobservable repair expenses, the analysis shows that the resale externality reduces not only maintenance expenditures, but also household mobility. A treatment effects model is used to estimate the simultaneous relationship between mobility and maintenance in the Japanese resale housing market. The results indicate that the resale externality has a significant negative impact on maintenance expenditures.     

Unions and the Employment Growth: Panel Data Evidence

This study adds to the small empirical literature on the impact unions have on employment growth using data from Australia. Unlike previous studies, the data used are from a panel of firms surveyed at two points in time rather than a single cross section. The results indicate a negative union effect on employment in private-sector firms of about 2.5 percent per annum that, despite the very different institutional framework that prevails in Australia, is consistent with results obtained with North American data.     

Housing Policy Implementation Effect Analysis in the Macro-control Round of Housing Market

为了解政府对住房市场宏观调控采取政策的执行效果,采用定性分析的方法对住房市场宏观调控中的金融、房贷和土地政策进行分析.在梳理总结各类政策的基础上,分析政策出台规律、政策实施效果以及造成市场现状的根源及深层次原因.结合政策特点和问题根源,提出相应的政策建议改善住房市场调控现状,建立住房市场宏观调控的长效机制.