PRIVATIZATION OF PUBLIC HOUSING: AN ANALYSIS OF POLICY ALTERNATIVES

This paper discusses alternative privatization schemes for public housing in light of economic efficiency, "policy efficiency," and equity. The analysis shows that removing restrictions to resale by the purchasers is the key to improving economic efficiency and that restricting resales to target group members is the key to achieving policy efficiency. Further, removing restrictions to bidding (viz. open competition) among eligible households is essential for both economic efficiency and equity. The paper discusses the trade-off between various policy objectives inherent in some of the schemes. It recommends the "eligibility model" of privatization, under which households can resell their public housing units any time offer purchase to any household within the group targeted by the government for assistance as determined by the gzovernment.     

HOUSING POLICY FOR UTILIZATION OF EXISTING HOUSING

Existing housing is not fully utilized in Japan. We explore the problems that discourage the utilization of the existing housing. We present policy plans to solve these problems, and to activate the existing housing market. Our plans include using a hedonic price function to determine appropriate methods for valuing existing housing, introduction of latent defects insurance for existing houses for sale, encouraging the use of fixed‐term housing leases and an providing an intermediary service between the elderly and next users of their houses. Our plan will accelerate the utilization of existing housing and ease the process for the elderly of selling or leasing existing vacant housing.     

HOUSING POLICY FOR THE ELDERLY: A POLICY TO BUILD BARRIER‐FREE RENTAL HOUSING

There is a strong need for barrier‐free rental housing because of the rapidly aging population in Japan, where the share of barrier‐free rental housing is only 18.24% of total rental housing. We propose a policy to solve the problems associated with supplying barrier‐free rental housing. Our scheme involves a method of funding rental housing with a securities investor, as well as implementing property management and introducing rent subsidies. The plan entails funds being collected to construct barrier‐free rental housing. The housing will generate positive rental profits, which will, in turn, lead to the increase in the supply of barrier‐free rental housing. According to our plan, the low‐income elderly will also have access to barrier‐free rental housing.     

A COMPARATIVE ANALYSIS OF PAYDAY LOAN CUSTOMERS

One of the most rapidly growing and controversial forms of consumer lending to recently emerge in the marketplace has been payday advances. This form of credit allows the borrower to obtain a small amount of cash for a short period of time. Claims of predatory lending often arise due to the high annual percentage rates that result from the fees for borrowing small amounts of money for 2 wk or less. By analyzing the data collected in a national survey of payday customers, this research allows policymakers to better understand what type of consumer borrows from payday lenders, for what purpose, and what the true benefits and costs are. The results confirm a strong demand for payday loans that satisfy a real financial need within a certain segment of the population. ( JEL D12, D18, G20)     

THE EFFECT OF MARIJUANA DISPENSARY OPENINGS ON HOUSING PRICES

We evaluate the effect of medical and recreational dispensary openings on housing prices in Denver, Colorado. Using an event study approach, we find that the introduction of a new dispensary within a half‐mile radius of a new home increases home prices by approximately 7.7% on average. The effect diminishes for homes further from new dispensaries but is consistent over time. Our results provide important and timely empirical evidence on the socioeconomic impacts of marijuana legalization. (JEL R32, R38, R5)     

论博弈分析在区域政策中的运用

以博弈研究为切入点 ,运用博弈分析的方法 ,将博弈理论与区域政策相结合 ,详细阐述了区域政策的博弈论基础与博弈方法 ,并以政府与企业行为博弈为案例 ,对政府与企业的经济行为进行深入地分析论证 ,为政府和企业进行理性决策提供理论支持     

A DYNAMIC MODEL OF HOUSING DEMAND: ESTIMATION AND POLICY IMPLICATIONS*

Using data from the PSID, we estimate a dynamic model of housing demand with nonconvex adjustment costs, credit constraints, and uncertainty about income and home prices. We simulate how consumer behavior responds to house price and income declines as well as tightening credit. In response to a negative home price shock, households early in the life cycle climb the housing ladder more quickly and invest more in housing assets due to the lower price. With a concurrent negative income shock, however, housing demand falls among young and middle aged households who stay in smaller homes rather than to trade up.     

THE EFFECT OF GOVERNMENT POLICY ON TOBACCO ADVERTISING STRATEGIES

This paper contributes to the very limited literature examining the factors determining tobacco companies' advertising strategies. The paper explores whether firms in the UK tobacco market significantly changed their advertising expenditure in the face of proposed changes to the UK and European Commission tobacco advertising legislation. The results suggest that changes in legislation have little impact on firms' advertising strategies for existing brands, but that legislative changes impact upon product launch dates. Our results also offer some information on the nature of firm interdependencies in the UK tobacco industry.     

中国城市住房价格变动影响因素分析

近10多年来,我国房地产业高速发展,住房市场价格呈现持续上涨的特征。本文运用聚类分析方法,依据房价波动情况,将全国35个大中城市划分为三类。在此基础上,从全国层面以及不同类别城市的角度进行比较分析,通过回归分析得出以下结论:除了地价、居民收入、信贷规模等宏观性的影响因素外,城市基础设施、教育、医疗卫生等公共服务的投入也在一定程度上影响着房价的变动以及不同城市房价水平的差别。     

中国土地供应管制对住宅价格波动的影响

结合中国实际修正传统的存量—流量模型,选取1999—2007年中国30省市的季度面板数据进行计量检验,分析土地供应管制与住宅价格波动的关系,并比较不同的土地供应管制强度下投机因素对房价影响的大小。研究表明:(1)中国的土地供应管制对住宅价格水平及波动都有显著影响;(2)土地供给管制环境的宽松与紧缩影响投机行为作用的大小,当土地供应管制加强时,投机因素对房价波动的影响更大;(3)2003年下半年以来我国"从严从紧"的紧缩供地政策,通过预期效应作用于投机行为,进而传导给住宅市场,对平抑房价政策目标的实现产生了一定的负面影响。     

A CRITICAL ANALYSIS OF CLIMATE CHANGE POLICY RESEARCH

After more than a decade of scientific warning, the policy community has begun to take up the challenge of global climate change. This paper considers recent efforts to analyze policymaking in this area. Shortcomings in present policy research include: (i) inconsistencies in data and methods, (ii) myopic vision of available options, (Hi) overly anthropocentric cost/benefit assessments, (iv) inadequate treatment of uncertainly and irreversibility, (v) lack of recognition of developing and developed countries' differential motives, (vi) unsatisfactory presentation and interpretation of results, and (vii) limited peer review.     

城市住宅特征价格分析:对杭州市的实证研究

由于住宅产品的异质性,国外学者广泛使用特征价格模型分析城市住宅市场。特征价格模型的理论基础主要由Lancaster偏好理论和Rosen的产品特征市场供需均衡模型两部分组成。在访谈的基础上,选择了18个住宅特征作为模型的自变量,基于线性函数形式构建了杭州市住宅特征价格模型。采用杭州市2 473个住宅样本数据和290个住宅小区的实地调查资料对模型进行了估计,发现就整个住宅市场而言,14个住宅特征对住宅价格具有显著影响,并且影响程度有差异。同时,根据特征价格对14个住宅特征的影响程度进行了排序,并分为四类。