Tenure Decisions Under a Progressive Tax Structure

Although certain provisions of the federal tax code provide subsidies to homeowners, others provide subsidies to renters in the form of tax incentives for investments in rental housing. We demonstrate that the renter subsidies dominate for households in low tax brackets whereas homeowner subsidies dominate for households in high tax brackets. Moreover the dollar magnitude involved in the tenure decision can easily push a household across tax brackets. Based on this relation, we identify an upper bound on the value of a dwelling that a household with a given income will prefer to own rather than rent for tax purposes. If the household were to choose a dwelling valued in excess of this household-specific upper bound, the tax effect would reverse and favor renting. This complication provides a possible explanation for apparent tax anomalies in tenure decisions, i.e., high income renters and/or low income homeowners.     

Finnish Homes—Through Passages or Traps?

This is a study of tenure choice, housing demand and mobility in the submarkets of the Helsinki metropolitan area. The empirical analysis is based on data on households, type of tenure, housing characteristics and mobility for a sample of Helsinki residents at the end of 1980s. According to our results the probability of owning is affected not only by user costs of alternative tenure forms but also by permanent income and demographic variables. Results from the tenure specific housing demand models indicate that there are non-neutralities in the housing markets. Permanent income elasticities of housing demand are clearly positive in owner-occupied sector and systematically higher than in the rented sector. The demand for owner-occupied housing depends very strongly on the age of the household head. User cost per housing unit affects housing demand negatively in both tenure forms. Effective demand is greater in private housing sector. The results suggest that owner-occupied living is preferred with heavily subsidized households the least likely to move. In the rental sector, where the probability of moving is higher, it is also true that the most heavily subsidized households are the least likely to move.     

The Impact of Housing Vouchers on Mobility and Neighborhood Attributes

This article examines the effect of receiving a housing voucher on the mobility and neighborhood attributes of low‐income households. Housing policy has shifted toward vouchers in lieu of public housing projects to allow households to move away from high‐poverty areas. We use administrative records collected from an experiment to examine this issue. We find that households moved immediately after receiving the subsidy but did not relocate to lower poverty neighborhoods until several quarters later. Our findings suggest that recipients initially lease in nearby units to secure the subsidy, while continuing to search for housing in lower poverty neighborhoods.     

Who benefits the most? Risk pooling in mortgage loan insurance: Evidence from the Canadian mortgage market

This article evaluates the effect of mortgage loan insurance (MLI), an essential macroprudential tool available to policy makers, on housing affordability, household leverage, and the overall welfare of the economy. A dynamic model of the housing market with heterogeneous households and competitive housing and mortgage markets is constructed and is calibrated to Canadian data. We find that relaxing the mandatory nature of MLI required for mortgages with a loan-to-value ratio of 80% or more, in favor of a counterfactual system where MLI reflects credit risks, dampens demand for housing to purchase and puts downward pressure on house prices. Some of the households with low income and low asset holdings can no longer afford a house; therefore, the aggregate homeownership rate drops. In contrast, demand for rental units increases and rents go up.     

Supermarket contracts and smallholder farmers: Implications for income and multidimensional poverty

Food systems in developing countries are changing rapidly with a growing role of modern supermarkets. Supermarkets influence supply chains and the way agricultural products are sourced from farmers. Especially for the procurement of fresh fruits and vegetables, supermarkets often contract farmers directly to ensure consistent and high-quality supply. One important question, which is addressed here, is whether smallholder farmers benefit from supermarket contracts. Previous studies address this question, but mostly focus on income effects without exploring implications for other dimensions of household welfare, such as nutrition, health, or housing conditions. Moreover, most existing studies rely on cross-section data. We add to the literature by analyzing effects of supermarket contracts on income and multidimensional poverty using three rounds of panel data collected from smallholder vegetable farmers in Kenya and econometric models with household fixed effects. On average, supermarket contracts increase household income by over 40%. We also find significant reductions in income poverty and multidimensional poverty. Quantile regressions show that farmers in all income groups benefit, but richer households benefit more than poorer ones in absolute terms. However, supermarket contracts cause the strongest reductions in multidimensional deprivations among the poorest households.     

How Does Mortgage Debt Affect Household Consumption? Micro Evidence from China

The high growth rate of mortgage debt in various emerging and developed economies has captured headlines following the financial crisis. In this article, we investigate how mortgage debt impacts household consumption behavior and various components of household consumption. Utilizing comprehensive household survey data from China, we show that households with a mortgage consume a higher portion of income than households without a mortgage. This is in line with the argument that having a mortgage reduces the uncertainty that the household faces regarding how much to save each month in order to be able to own a house, and this reduced uncertainty leads to lower monthly savings for the purpose of buying a house. We also find that among households with a mortgage, those who spend a larger share of their income on mortgage payments spend less on consumption, reflecting the crowding out effect of mortgage payments on household consumption. Furthermore, we show that a government policy of decreasing the maximum loan‐to‐value ratio has a significant impact on households’ consumption. The article offers the first evidence of the impact of growing mortgage debt on the consumption behavior of households, and will have implications for government policies that encourage mortgage borrowing.     

Impact of off-farm income on food security and nutrition in Nigeria

While the poverty implications of off-farm income have been analyzed in different developing countries, much less is known about the impact of off-farm income on household food security and nutrition. Here, this research gap is addressed by using farm survey data from Nigeria. Econometric analyses are employed to examine the mechanisms through which off-farm income affects household calorie and micronutrient supply, dietary quality, and child anthropometry. We find that off-farm income has a positive net effect on food security and nutrition. The prevalence of child stunting, underweight, and wasting is lower in households with off-farm income than in households without. Using a structural model, we also show that off-farm income contributes to higher food production and farm income by easing capital constraints, thus improving household welfare in multiple ways.     

Amenity‐Based Housing Affordability Indexes

The recent slump notwithstanding, substantial increases in house prices in many parts of the United States have served to highlight housing affordability for moderate‐income households, especially in high‐cost, supply‐constrained coastal cities such as Boston. In this article, we develop a new measure of area affordability that characterizes the supply of housing that is affordable to different households in different locations of a metropolitan region. Key to our approach is the explicit recognition that the price/rent of a dwelling is affected by its location. Hence, we develop an affordability methodology that accounts for job accessibility, school quality and safety. This allows us to produce a menu of town‐level indexes of adjusted housing affordability. The adjustments are based on obtaining implicit prices of these amenities from a hedonic price equation. We thus use data from a wide variety of sources to rank 141 towns in the greater Boston metropolitan area based on their adjusted affordability. Taking households earning 80% of area median income as an example, we find that consideration of town‐level amenities leads to major changes relative to a typical assessment of affordability.     

The dynamics of livelihood diversification in post-famine Ethiopia

Based on data for almost 300 households this paper explores associations among income diversification, household perceptions of livelihood risks, and changes in consumption outcomes across two points in time in post-famine Ethiopia. Four key questions are addressed: i) To what extent did households emerging from the famine period with relatively higher income and calorie consumption levels also have a more diversified income base?; ii) Was higher income diversification in 1989 associated with higher income and consumption levels by 1994?; iii) Which households increased their share of income from non-cropping activities most during the inter-survey years?; and iv) Did household heads perceive a lack of non-farm income activities to be an important risk factor in famine vulnerability? We find that wealthier households tended to have more diversified income streams; those initially more diversified subsequently experienced a relatively greater increase in both income and calorie intake; households with a greater concentration of assets were more likely to fall in their relative outcome ranking (as were female-headed households); and, initially less diversified households subsequently realized greater gains in income diversification. We also find suggestive evidence that personal perceptions of risk factors guided subsequent diversification decisions.     

Housing Tenure Transitions of Older Households: What is the Role of Child Proximity?

This study examines the role of proximity of children to their parents and recent moves of children within a proximate distance in housing tenure transitions of older households. This study is the first to investigate the interplay between health status of older households, moves of their children and a household's decision to make housing tenure transitions. In doing so, we rely on longitudinal household data from the Panel Study of Income Dynamics with residential location information at the census tract level. The results demonstrate that after controlling for the financial and demographic characteristics of children, living near children reduces the likelihood of making a housing tenure transition for older households, but that the impact of distance is not monotonic with respect to the degree of geographic distances. The results also demonstrate that if a child enters or moves closer to her or his parents’ home, it increases the probability that older households exit homeownership. Finally, we find no evidence that children's moves mitigate the likelihood that their older parents whose health deteriorates become renters.     

Borrower Attitudes Toward Alternative Mortgage Instruments*

Much of the existing literature on homeownership assumes that financial markets work well enough to allow households to translate permanent income into effective demand. However, transaction costs, imperfections, and uncertainties all constrain the markets' operation so that people are often forced to choose a quantity of housing stock that diverges from their desired consumption level. Instead of being able to borrow against future income for the down payment or to make monthly payments in a pattern that matches future income, young families in their early years may be constrained from purchasing the size house they desire, and older households may remain in homes larger than they need. In light of these market imperfections, housing and tenure decisions depend not only on permanent income and the relative price of housing services, but also on such mortgage parameters as monthly payment patterns, down payment, and rate of equity accumulation. Models of the demand for housing and homeownership described in the existing literature do not include these parameters of mortgage finance. Mortgage terms are important factors in housing consumption and investment decisions. Because the standard mortgage no longer seems appropriate for all households under all economic conditions, the extent to which alternative mortgage instruments meet the requirements and preferences of different segments of the market becomes an important issue.     

Distributional Consequences of Alternative Mortgage Instruments

One of the major factors hindering the introduction of alternative mortgage instruments is the possibility of adverse consequences to certain groups of households seeking to obtain credit for homeownership. This study examines this issue through an analysis of cross-sectional household data obtained from the 1970 Survey of Consumer Finances. Using multiple regression analysis, a series of structural demand models are derived and estimated. These models relate the probability of homeownership, levels of housing consumption, mortgage credit usage, and downpayment to income, assets, and other socioeconomic variables, to variables representing the relative price of housing and homeownership, and to certain variables representing the present value and cash flow costs of mortgage credit. Several mortgage-related variables are found to be influential in housing demand decisions. These models are then used to simulate alternative instrument introduction. The graduated-payment and price-level adjusted mortgages are predicted to be superior to the current instrument of mortgage finance in encouraging homeownership, housing consumption, and the use of mortgage credit among all household classes. The standard variable-rate mortgage, especially one tied to a short-term interest rate, is predicted to be inferior to the standard instrument, with the most adverse impacts upon lower-income, young, elderly, and black households.     

A welfare measure of consumer vulnerability to rising prices of food imports in the UAE

The recent and expected continuing rise in food prices has re-ignited concern and discussion in the United Arab Emirates about the country’s vulnerability to food supply shocks. Defining vulnerability as the compensating variation relative to household income, we find that although UAE households in the lowest income quintile spend on food on average less than a quarter of what households in the highest income quintile spend, the former are 3.5 times more vulnerable to rising prices of food imports than the latter.     

Are African households (not) leaving agriculture? Patterns of households’ income sources in rural Sub-Saharan Africa

This paper uses comparable income aggregates from 41 national household surveys from 22 countries to explore the patterns of income generation among rural households in Sub-Saharan Africa, and to compare household income strategies in Sub-Saharan Africa with those in other regions. The paper seeks to understand how geography drives these strategies, focusing on the role of agricultural potential and distance to urban areas. Specialization in on-farm activities continues to be the norm in rural Africa, practiced by 52 percent of households (as opposed to 21 percent of households in other regions). Regardless of distance and integration in the urban context, when agro-climatic conditions are favorable, farming remains the occupation of choice for most households in the African countries for which the study has geographically explicit information. However, the paper finds no evidence that African households are on a different trajectory than households in other regions in terms of transitioning to non-agricultural based income strategies.     

Pay Me Now or Pay Me Later: Alternative Mortgage Products and the Mortgage Crisis

Mortgage contract design has been identified as a contributory factor in the recent market crisis. Here we examine alternative mortgage products (including interest‐only and other deferred amortization structures) and develop a game theoretic model of contract choice given uncertain future income and house prices across different types of borrowers. Results imply that deferred amortization contracts are more likely to be selected in housing markets with greater expected price appreciation and by households with greater risk tolerance; moreover, such products necessarily entail greater default risk, especially among lower‐income households who are aggressive in housing consumption levels. Empirical tests of model predictions generally provide support for the theory.     

Indicators of Local Housing Affordability: Comparative and Spatial Approaches

This paper focuses on the measurement of local housing affordability problems. A number of different housing market indicators are offered that help identify the magnitude and nature of housing affordability problems and their geographic distribution. This interest is prompted by the predominance of housing affordability problems and the severity of the problems for many of the lowest income renter households. In addition, there is significant policy interest in "the national goal that every American family be able to afford a decent home in a suitable environment" (National Affordable Housing Act of 1990). This paper develops measures of the spatial distribution of affordability problems and implements measures of the mismatch between the demand and supply of housing affordable to the lowest income households.     

Impact of tissue culture banana technology on farm household income and food security in Kenya

While tissue culture (TC) technology for vegetative plant propagation is gradually gaining in importance in Africa, rigorous assessment of broader welfare effects for adopting smallholder farm households is lacking. Using survey data and accounting for selection bias in technology adoption, we analyze the impact of TC banana technology on household income and food security in Kenya. To assess food security outcomes, we employ the Household Food Insecurity Access Scale (HFIAS) – a tool that has not been used for impact assessment before. Estimates of treatment-effects models show that TC banana adoption, combined with improved crop management, causes considerable increases in farm and household income. Technology adoption also reduces relative food insecurity in a significant way. These results indicate that TC technology can be welfare enhancing for adopting farm households. Adoption should be further promoted through upscaling appropriate technology delivery systems.     

Assessing the impact of improved agricultural technologies on household income in rural Mozambique

In many areas of Africa, rural livelihoods depend heavily on subsistence farming. Using improved agricultural technologies can increase productivity in smallholder agriculture and thus raise household income and reduce poverty. Data from a nationally representative rural household survey from 2005 is used to assess the impact of four technologies – improved maize seeds, improved granaries, tractor mechanization, and animal traction – on household income in Mozambique. To ensure the robustness of the results, three econometric approaches were used: the doubly-robust estimator, sub-classification and regression, and matching and regression. The results show that, overall, using an improved technology did not have a statistically significant impact on household income. This may be associated with a widespread drought that occurred in 2005. Despite drought, distinguishing between households based on propensity score quintiles revealed that using improved technologies, especially improved maize seeds and tractors, significantly increased the income of those households who had better market access. Thus, to allow households to benefit from the use of improved technologies, policy makers need to reduce structural impediments to market participation by ensuring adequate road infrastructure and enabling access to markets.     

Effects of Housing Codes on Local Housing Markets

Housing codes are typically instituted in order to raise the average level of housing quality in a community. However, in doing so, the institution of a housing code likely has effects on other housing characteristics. Using data from municipalities in North Carolina, this study finds that municipalities with housing codes have higher average occupancy densities among all households and lower homeownership rates among low-income households, but housing codes have no statistically discernible effect on housing values and expenditures. The results suggest that housing codes are not costless; most importantly, codes force consumers to trade housing quantity for quality.     

Housing Tenure Choice in Australia and the United States: Impacts of Alternative Subsidy Policies

This article compares the homeownership rates of young households in Australia and the United States and evaluates the impacts of the two countries' different approaches to subsidizing homeownership. Since about 1950, Australia's rate of homeownership has consistently been higher than that of the United States. The homeownership rate for young adults is also significantly higher in Australia. While the United States allows mortgage interest and property taxes to be deducted from income for tax purposes, Australia has provided cash subsidies for down payments and mortgage payments. We conclude that differences in housing costs and household characteristics do not explain differences in ownership rates. We also conclude that differences in subsidy policies have only a minor impact on ownership rates.