Measuring Intersectoral Spillovers: French Evidence

In this paper, we measure the effect of internal R&D and various spillover concepts on productivity growth, using a database for France that covers the period 1978–92. Three spillover concepts are distinguished: rent spillovers related to investment goods; rent spillovers related to intermediate goods; pure knowledge spillovers. When production is measured by gross output, all three spillover concepts yield positive and statistically significant coefficients. Each concept has a measurable effect on technological progress at the sectoral level.     

Reconciling user costs and rental equivalence: Evidence from the US consumer expenditure survey

Previous research [Verbrugge, Randal, 2008a. The puzzling divergence of aggregate rents and user costs, 1980–2004. The Review of Income and Wealth 54(4), 671–699] demonstrated that housing rents and ex ante user costs diverge markedly for extended periods of time, a finding with profound implications for income and inflation measurement. But the primary data sources in that study were various indexes, based upon largely disjoint data sources, constructed using different aggregation techniques, and each subject to various criticisms. This raised doubts about the quality of the comparison. The relationship between user costs and rents might well be much tighter at the micro level; after all, house prices and rents (and their growth rates) can vary dramatically within cities, and rents are notoriously sticky. Furthermore, the use of indexes precludes both cross-sectional and dollar cost comparisons. In this study, we use Consumer Expenditure Interview Survey (CE) data to examine the relationship between user costs and rents at the individual unit-level, in dollars, using unit-level information on house value, rent, taxes, and the like. This allows us to accurately estimate unit-specific user costs and to control for unobservables like structure and neighborhood quality. We also make the point that in theory, after-tax user costs should equal net rent, i.e., expected rental income, rather than gross rent.Our findings are striking. In keeping with most previous research, we find tremendous divergence between conventional measures of user costs and net rents, thus ruling out index construction errors as a possible explanation. This divergence does not result from a faulty rent measure: we find that reported rents are sensible, in that they move similarly to official rent indexes, and are not simply out-of-pocket expenses. Instead, and most perplexing, we find a surprisingly close correspondence between net rents and a particular estimate of user costs, one implicitly assuming zero transactions costs and constructed using an appreciation measure that is both theoretically suspect and empirically a poor predictor of actual appreciation.     

What factors drive the price–rent ratio for the housing market? A modified present-value analysis

We consider which factors determined the price–rent ratio for the housing market in 18 U.S. metropolitan statistical areas (MSAs) and at the national level over the period of 1975–2014. Based on a present-value framework, our proposed empirical model separates the price–rent ratio for a given market into unobserved components related to the expected real rent growth and the expected housing return, but is modified from standard present-value analysis by also including a residual component that captures non-stationary deviations of the price–rent ratio from its present-value level. Estimates for the modified present-value model suggest that the present-value residual (PVR) component is always important and sometimes very large at the national and MSA levels, especially for MSAs that have experienced frequent booms and busts in the housing market. In further analysis, we find that house prices in MSAs that have larger PVR components are more sensitive to mortgage rate changes. These are also the MSAs with less elastic housing supply. Also, comparing our results with a recent statistical test for periodically-collapsing bubbles, we find that MSAs with large estimated PVR components are the same MSAs that test positively for explosive sub-periods in their price–rent ratios, especially during the 2005–2007 subsample. Our approach allows us to estimate the correlation between shocks to expected rent growth, the expected housing return, and the PVR component. We find that the expected housing return and movements in the PVR component are highly positively correlated implying an impact of the expected housing return on house prices that is amplified from what a standard present-value model would imply. Our results also show that most of the variation in the present-value component of the price–rent ratio arises due to the variation in the expected housing return.     

Why Do Landlords Include Utilities in Rent? Evidence from the 2000 Housing Discrimination Study (HDS) and the 2002 American Housing Survey (AHS)

This study assesses the decision to include utilities in the rent and the effect of this decision on rents. We utilize individual house-level data from the 2000 Housing Discrimination Study (HDS) and 2002 American Housing Survey (AHS), and determine that the cost of meter installation is not the only reason that utility costs are included in rent. We find evidence that landlords include utilities in the rent to attract more customers. Additionally, our findings demonstrate that utility inclusion behavior differs significantly between old and new building owners. For the hedonic rent estimation, we find that the decision to include the cost of utilities in the rent raises rent.     

Property tax and urban sprawl: Theory and implications for US cities

We develop a model that adopts a log-linear utility function with a variable elasticity of substitution greater than one and show that increasing the property tax reduces city size unambiguously. We then test this result using a dataset of effective property tax rates we developed using GIS methods for 448 urbanized areas. The empirical analysis estimates a regression equation relating an urbanized area's size to the property tax rate measure and other control variables such as population, income, agricultural rent, and transportation expenditure. We find that higher property taxes indeed result in smaller cities.     

Wage gradients,rent gradients,and the price elasticity of demand for housing: An empirical investigation

As developed in Muth's “Cities and Housing,” attainment of locational equilibrium within an urban area implies a necessary functional correspondence between wage and price gradients and the compensated price elasticity of demand for housing. In this paper estimates of the rent and wage gradients are utilized to generate price-elasticity estimates via this equilibrium correspondence. The Box-Cox transformation technique is used with data from the metropolitan Chicago area to test for the functional forms of the wage and rent gradients. The optimal maximum-likelihood functional forms for both gradients yield a price-elasticity estimate of ?0.40.     

中国房地产市场价格泡沫的检验与成因机理研究

本文使用Pesaran(2007)提出的CIPS面板单位根检验和Pedroni面板协整检验,对我国房地产价格是否存在泡沫等问题进行了研究。检验结果表明,房屋销售价格指数和租赁价格指数序列的单整阶数不相等,并且二者不存在协整关系,因此在样本期间内我国房地产价格存在泡沫。在此基础上,本文对我国房地产价格泡沫产生的原因进行了简要分析,并给出相应的政策建议。     

The effect of rent control on commute times

This paper adds to the empirical literature on rent control. We hypothesize that rent control affects commute times. New Jersey census tract data (from the Urban Institute/Geolytics Neighborhood Change Database) show a positive and statistically significant relationship between rent control and commute times for 1980, 1990 and 2000. For 1980 and 1990, we confirm that it is a lack of household mobility that is behind the longer commutes. For 2000, detailed rent control data allow an examination of the consequences of the specific type of vacancy decontrol legislation. The most restrictive ordinances have the strongest effect on commute times.     

The effect of rent control on commute times

This paper adds to the empirical literature on rent control. We hypothesize that rent control affects commute times. New Jersey census tract data (from the Urban Institute/Geolytics Neighborhood Change Database) show a positive and statistically significant relationship between rent control and commute times for 1980, 1990 and 2000. For 1980 and 1990, we confirm that it is a lack of household mobility that is behind the longer commutes. For 2000, detailed rent control data allow an examination of the consequences of the specific type of vacancy decontrol legislation. The most restrictive ordinances have the strongest effect on commute times.     

房租波动与政府干预

房租的逐渐上涨及其变动原因成为近期关注的焦点之一。本文分析了城市房租波动的四个典型化特征,并讨论了影响城市房租波动的若干因素,其中包括房价变动及以收入和利率表征的基本面因素,也包括投机需求和政府限购政策及房产税等。最后,我们分析了政府干预房租的可能性和形式。     

旁租波动与政府干预

房租的逐渐上涨及其变动原因成为近期关注的焦点之一。本文分析了城市房租波动的四个典型化特征,并讨论了影响城市房租波动的若干因素,其中包括房价变动及以收入和利率表征的基本面因素,也包括投机需求和政府限购政策及房产税等。最后,我们分析了政府干预房租的可能性和形式。     

Ownership,firm size and rent sharing in Bulgaria

Using a unique three-digit firm-level data set of all medium and large manufacturing enterprises in Bulgaria covering the years 1997–1998, we investigate how wages are affected by ownership status, firm size and rent sharing. Our pooled OLS, panel and first-difference TSLS estimates clearly point to ownership structure as an important determinant of both the wage level (for given productivity) and the degree of rent sharing. Rent sharing is very pronounced in state-owned firms but far less pronounced in private domestic and foreign firms. The results strongly confirm the existence of a multinational wage premium. In addition, we find weak evidence of a positive firm size-wage effect and a positive effect of firm size on the degree of rent sharing. If these effects exist, they are often more pronounced in private domestic firms.     

IPO高抑价之谜：“租金分配观”还是“定价效率观”？——基于2005—2012年数据

对中国IPO极高的抑价现象存在两种不同的解释——“定价效率观”和“租金分配观”。以2005—2012年A股IPO公司作为样本,对这两种观点进行检验,结果表明：“租金分配观”只在2005—2008年成立,在2009—2012年不成立;“定价效率观”则能更好地解释2005年实施询价配售制度以来中国IPO抑价率的变化。     

TAXATION OF ECONOMIC RENTS

Economic rents have long been identified as an efficient tax base. In addition, the recent literature documents that rent income is highly concentrated and that rents are quickly increasing. Rent taxation thus seems attractive for reasons of both efficiency and equity. Nevertheless, rent taxation remains a marginal topic in research and policy making. In a systematic review of the neoclassical literature on different rent types, we find that some types of rents reflect inefficiencies and should thus be minimized, while others reward investments and should be supported in line with social welfare. What remains for taxation are land rents, one of the few true scarcity rents. Land rents have significant potential to improve the efficiency of the tax system. We then begin to develop a comprehensive theory of land rent taxation by identifying relevant efficiency and equity effects. The interaction of many of these effects remains unexplored, which might explain policymakers' hesitation in using land taxes to date.     

Urban residential land rent function: An alternative Muth-Mills model

The urban residential land rent function has been studied extensively in the field of urban economics, and the land rent function of Muth and Mills is considered to be one of the typical functional forms which is used in empirical studies. However, the model of Muth and Mills simply assumed the demand function for housing services to be a power function of income, which gives rise to a question. The main purpose of this paper is to derive an alternative form of the urban residential land rent function which is consistent with the utility maximization behavior of consumers and to discuss the estimation procedure of the derived land rent function.     

A sight for sore eyes: Assessing the value of view and land use in the housing market

We apply a hedonic model to the Geneva–Switzerland rental market to assess the value of view from dwellings and of land uses around buildings. Using a geographic information system, we calculate three-dimensional view variables, accessibility and land use variables. To our knowledge, this is the first paper to develop precise view measures at the dwelling level, considering surrounding land uses, in an urban context and with a large sample of 13,000 observations. The results show that view of various environmental amenities and its size has a significant impact on rents. The estimated rent premium for a dwelling located in a neighbourhood with an extended surface of water can be as high as 3%, and a view of water-covered area can raise rent up to 57%.     

Interest Originating from Invested Rent: Social or Prwate Property?

A bstract Herny George contends that rent , even whten derived from land purchased with the fruits of honest toil, cannot justly be privately appropriated, because land (not being a labor product) can have no clear moral title, and because its value is nto produced by the owner but by society Although he does nto explicity address the ethical propriety of interest earned by capital originating from invested rent, his writings yield the following implieit analysis Even as rent should be returned to the community, abstractjustice also demands that interest on capital that stems from rent should be returned to the community But there is no feasible way in which to implement this demand, since it is scarcely ever possible to separate interest derived indiretly from private rent from interest not so derived however, this poses no real problem if We seek justice for the present and the future instead of reparations for injustice in the past For the socialization of rent would render accumulations of private capital, regardless of how obtained, impssible to sustam (absent special privileges confeired by government) unless directed toward the satisfaction of public de mand as reflected in the marketplace     

Rent control and homelessness

The purposes of this paper are to produce more precise estimates of the effect of rent control on homelessness using microdata on housed and homeless households and to provide evidence concerning the mechanisms through which rent control might affect homelessness. Our results suggest that rent control does increase homelessness by decreasing the rental vacancy rate and increasing the rental price of housing in the uncontrolled sector but that these effects of rent control are offset by other effects that decrease homelessness. We cannot reject the hypothesis that rent control has no net effect on homelessness.     

On the possibility of positive rent gradients

The negative rent gradient is a virtually unanimous prediction of urban residential land rent models and a condition of locational equilibrium. This is the result of treating urban rents solely as location rents, where location is defined in terms of accessibility to the CBD. Urban rent may include another component, “externality rent,” which could, for instance, reflect neighborhood externalities in the form of area amenities and pleasant living environments. Introducing externality rent as an element in urban rent makes a positive rent gradient possible, provided that the externality is internalized in the land market. Conditions for a positive rent gradient are determined for both the identical and unequal incomes cases.     

Risk,rent seeking and the social cost of monopoly power

Some recent empirical studies that have estimated the social cost of monopoly power have included in these estimates observed monopoly rents as a proxy for the unobserved value of the resources expended by rent seekers. This has involved adding these estimates of resources wasted by rent seekers to estimates of deadweight welfare loss triangles so as to produce an overall estimate of the social cost of monopoly. The present paper points out that each firm seeking a monopoly rent flow not only may be uncertain about obtaining the flow but also about retaining it in future periods. It is shown that this is likely to cause the proportion of the rent flow converted into social cost to be well below 100% regardless of whether the rent sought is small relative to initial wealth and regardless of whether rent seekers are risk-neutral or risk-averse. These findings demonstrate that large errors are likely to be made in monopoly welfare loss studies if observed monopoly rents continue to be employed as a measure of the value of resources used in rent-seeking activities.