Homeownership, wealth accumulation and income status

This paper examines the extent to which homeownership had an independent effect on the ability of low- and moderate-income (LMI) households to accumulate wealth during the mid-to-late 1990s. Using household data from the PSID, we generate a panel of households whose homeownership we observe over a 15 year period and whose wealth accumulation we observe at three points in time: 1994, 1999 and 2001. We investigate the extent to which homeownership has an independent impact on the wealth accumulation of LMI households, controlling for a host of other variables and unobserved heterogeneity. Accounting for the skewed nature of the wealth distribution, we find that each additional year of homeownership increases total net wealth by $13.7 K on average for the full sample. Interacting income status with years of homeownership indicates that the impact of homeownership varies by income status, with each additional year of homeownership being associated with $15 K more in wealth holdings for high-income households and roughly $6 to 10 K more in wealth holdings for LMI households.     

Homeownership in the immigrant population

This paper analyzes the determinants of homeownership in immigrant households over the 1980–2000 period. The study finds that immigrants have lower homeownership rates than natives and that the homeownership gap widened significantly during that period. The differential location decisions of immigrant and native households, as well as the changing national origin mix of the immigrant population, helps explain much of the homeownership gap. The evidence also indicates that the growth of ethnic enclaves in major American cities could become an important factor in increasing immigrant demand for owner-occupied housing in many metropolitan areas.     

Manipulation of voting schemes with restricted beliefs

In this paper we define manipulation with restricted beliefs as the possibility for some voter to have an insincere preference ordering that dominates the sincere one within the given individual beliefs over other agents’ preferences. We then show that all non-dictatorial voting schemes are manipulable in this sense, up to a given threshold.     

Dictatorial voting operators

Voting operators map n-tuples of subsets of a given set X of candidates (the voters choices) into subsets of X (the social choice). This paper characterizes dictatorial voting operators by means of three conditions (the non-emptiness condition A1, the independence condition A2 and the resoluteness condition A3) motivated by the idea of transferring to the social choice properties common to all the voters choices. The result is used to refine Lahiris (2001) characterization and to derive dictatorial results in other three types of aggregation problems, in which choice functions are transformed into choice functions, binary relations into choices and binary relations into binary relations.Received: 20 May 2002, Accepted: 5 August 2003, JEL Classification: D70, D71Antonio Quesada: Present address: Departament dEconomia, Facultat de Ciéncies Económiques i Empresarials, Universitat Rovira i Virgili, Avinguda de la Universitat 1, 43204 Reus (Tarragona), Spain. I would like to express my gratitude to the referees for their contribution to improve this paper.Part of this work was done at the Departament dAnálisi Económica, Facultat dEconomia, Universitat de Valéncia, Avinguda dels Tarongers s/n, 46022 Valéncia, Spain.     

Using survey data to study capitalization of local public services

We use surveys in which respondents evaluate local amenities in Norway to compute proxy variables for the quality of local public services as well as other local amenities relevant to location decisions. Average satisfaction reported by the respondents is computed for each amenity and each municipality, adjusted for sample variation in personal characteristics and included as explanatory variables in a cross-section study of house prices. We find that house prices are increasing in satisfaction with cultural activities, health care, care for the elderly and public transportation.     

The choice of tax base by local authorities: voter preferences, special interest groups, and tax base diversification

We analyze local jurisdictions’ behaviors when selecting the type of tax levied in support of local services. Our analysis focuses on taxes that must be approved by voters. Taxes differ in their incidence; thus, even when proposed revenue amounts are held constant, voting patterns and the aggregate level of voter support differ among potential revenue sources. We use a general model of political cost minimization to derive three hypotheses about local tax authorities’ behaviors. Using Ohio school district data, we find that the expected probability of passage is a highly important determinant of tax choice. Further, there is evidence that special interest groups wield influence greater than their direct impact on voting behavior, and evidence that tax authorities attempt to diversify their tax structure.     

Equilibria in the spatial stochastic model of voting with party activists

Stochastic models of elections typically indicate that all parties, in equilibrium, will adopt positions at the electoral center. Empirical analyses discussed in this paper suggest that convergence of this kind is rarely observed. Here we examine a stochastic electoral model where parties differ in their valences – the electorally perceived, non-policy “quality” of the party leader. It is assumed that valence may either be exogenous, in the sense of being an intrinsic characteristic of the leader, or may be due to the contributions of party activists, who donate time and money and thus enhance electoral support for the party. Theorem 1 shows that vote maximization depends on balancing these two opposed effects. Theorem 2 provides the necessary and sufficient conditions for convergence to the electoral mean when activist valence is zero. The paper then examines empirical electoral models for the Netherlands circa 1980 and Britain in 1979, 1992 and 1997 and shows that party divergence from the electoral mean cannot be accounted for by exogenous valence alone. The balance condition suggests that the success of the Labour party in the election of 1997 can be attributed to a combination of high exogenous valence and pro-Europe activist support.     

Tiebout choice and residential segregation by race in US metropolitan areas, 1980–2000

This article examines the link between local government fragmentation, or “Tiebout choice,” and segregation between black and white residents. As suggested by Tiebout [Tiebout, C., 1956. A pure theory of local public expenditures. Journal of Political Economy 64, 416–424.], fragmented local governance structures may encourage households to vote with their feet and sort into communities based on their willingness to pay for local public services. This outcome has been well documented. The nuance explored here is that, if the demand for local public services varies by race or if households have preferences for neighbors with specific racial characteristics, local government fragmentation may foster an increase in residential segregation by race across neighborhoods and jurisdictions. Results from metropolitan-level regressions suggest that increased Tiebout choice is associated with increases in black–white residential segregation within US metropolitan areas. Comparable results are obtained from household-level estimates, where the black racial composition of a household's census tract of residence is regressed on household-level controls and racially stratified measures of Tiebout choice. Results from both approaches suggest that a 10% increase in Tiebout choice would increase neighborhood segregation by no more than 1%, while segregation across jurisdictions would increase by between 4% and 7%.     

Public Homeownership, Housing Finance and Socioeconomic Development in Singapore

This paper first presents an analytic review of Singapore public homeownership policy developments over the past 35 years. The analysis will then focus on the two main reasons contributing to the success of Singapore public homeownership: the country's model of public housing finance; and the significant role public homeownership has played in its economic development. Finally, the paper concludes that the Singapore public housing system is not a ready package that can be applied anywhere, but that it does offer experiences that could be useful for other countries.     

Demographic shift, relative costs and the allocation of local public consumption in Norway

Local government responses to shifting demand and supply conditions are investigated. The desired allocation of local public consumption is determined in a voter group decision model where different age groups compete for services within an exogenous budget constraint. The model is implemented in an AIDS demand system built into a partial adjustment framework. The estimates indicate that the dramatic shift in the age composition of the population from the young to the elderly during the period studied has led to higher educational spending per pupil and less health care services per elderly. Age groups in decline are able to resist reallocations and gain in terms of spending per head.     

从公共服务的角度看社区卫生服务的发展

社区卫生服务是一种面向社区的整体化服务模式,以个人为中心,以家庭为单位,在我国,社区卫生服务是为了解决看病贵、看病难而出现的,是我国卫生改革发展的一项重要举措,本文从公共服务的角度对社区卫生服务的发展进行分析。     

Price and quantity competition among heterogeneous suppliers with two-part pricing: applications to clubs, local public goods, networks, and growth controls

Models of club goods, local public goods, and growth controls appear to have theoretical structures distinct from usual oligopoly models. This article shows, however, that they are special cases of a generalized oligopoly model that incorporates the possibility of two-part pricing and externalities between consumers (either congestion or network externalities). Our generalized two-part pricing model not only serves as a synthesis of a wide range of models but also allows us to obtain several new results on equilibrium prices. Another advantage of our model is that it can be interpreted as a reduced form of more complicated models that have spatial structures. This facilitates extension to the case where firms are heterogeneous and the number of firms is arbitrary.     

城市公共服务的三个基本问题

采用规范分析的方法,借鉴传统经济学相关理论,得出三个结论:其一,城市公共服务领域应提倡为平民服务;其二,服务内容应根据城市具体条件和市民公共服务需求来确定;其三,城市政府应致力于为市民提供无缝隙的、市民满意的公共服务.     

公共管理社会化与公共服务市场化--美国政府再造对珠海市城市管理制度创新的启示

文章认为公共管理社会化与公共服务市场化是美国“政府再造”的重要政策工具。在分析美国地方政府推行公共管理社会化和公共服务市场化经验教训以及珠海城市管理面临问题基础上 ,提出珠海城市管理体制创新的具体策略 ,包括 (1)推动非政府、非营利组织发展 ;(2 )大力推进社区建设 ;(3)完善“两级政府、三级管理”的城市管理体系 ;(4)全面开展公共服务市场化改革 ;(5 )吸引非国有资本参与基础设施建设 (6 )建立科学的政府绩效评估制度。     

Efficient inequality: differential allocation in the local public sector

This paper examines the consequences for social efficiency if the locally provided public input can be differentially allocated among residents. We derive the distributional efficiency condition, which is the distribution of public inputs that maximizes within-city gains from trade. Differential allocation also causes modifications to the standard (Samuelsonian) allocative efficiency condition. Additionally, we explore the consequences of differential allocation for the median voter model. Standard empirical voter models are seriously flawed because they fail to distinguish final public output production from either individual demand or the distribution of publicly provided inputs. Finally, we derive the club sharing efficiency condition.     

Skill-biased technological change and homeownership

In the United States, the residential housing market went through important changes over the period from the 1970s to the mid-1990s. Although the aggregate homeownership rate was relatively stable during that period, the distribution of homeownership rates by age changed in remarkable ways. While younger households saw substantial declines in homeownership rates, the opposite happened for older households. In this paper, we argue that the skill-biased technological change (SBTC) that began during the 1970s has been an important factor behind the observed change in the distribution of homeownership rates by age. We build a life cycle model in which skills are accumulated on-the-job through experience: learning by doing. Early in life, households have lower levels of skills and therefore lower earnings. SBTC increases the returns to skill, widening the wage gap between young and old ages. As a consequence, it takes more time for young households to become homeowners given frictions in financial markets (e.g. downpayment requirements) and housing markets (e.g. large and indivisible houses), in line with consumption smoothing behavior. On the other hand, older households that could not afford a house before may now become homeowners, given higher returns to skill. Our analysis confirms this conjecture, namely, that SBTC shifts the distribution of homeownership from the young to the old.     

Housing tenure and labor market impacts: The search goes on

We develop two search-theoretic models emphasizing firm entry to examine the Oswald hypothesis, the idea that homeownership is linked to inferior labor market outcomes, and compare their predictions to three extant theories. The five models have surprisingly different predictions about the labor market at both the aggregate and micro levels. Using a suitable instrumental variable strategy, we estimate both micro and aggregate level regression models of wages and unemployment and compare the estimates to those predictions. We find that while homeowners are less likely to be unemployed, they also have lower wages, all else equal, compared to renters. In addition, higher regional homeownership rates are associated with a greater probability of individual worker unemployment and higher wages. The outcome of a horserace between our new search-theoretic models is mixed—the wage-posting model predicts observed unemployment impacts while a bargaining variant does a better job explaining observed wages and aggregate labor market outcomes. Overall, we conclude that firm behavior is important for understanding the labor market impacts of homeownership. Because this is the case, regional homeownership rates are not good instruments for individual tenure choice in empirical work. And while individual homeowners may have inferior labor market outcomes as compared to renters, from the viewpoint of society, higher homeownership rates may result in greater job creation and overall production, among other benefits.     

The effect of spillovers on the provision of local public goods

This paper analyzes the provision of local public goods with positive spillovers across jurisdictions. If spillovers are symmetric, the non-cooperative game played by jurisdictions admits a unique equilibrium, and an increase in spillovers reduces the total provision of public goods. Smaller jurisdictions always reduce their contribution, but larger jurisdictions can increase their contribution. When spillovers are asymmetric, equilibrium is unique if spillovers are low, while multiple equilibria exist for high spillover values. In the case of two jurisdictions, an increase in the flow of spillovers to one jurisdiction benefits agents from that jurisdiction but harms agents in the other jurisdiction. Beyond the case of two jurisdictions, the effect of changes in spillovers cannot be signed. An increase in the spillovers flowing to a jurisdiction can actually result in an increase in the supply of public goods by that jurisdiction and harm agents residing in it, while benefiting agents in the other jurisdictions. The results of the paper reveal the complexity of interactions that will plague the design of institutions for multijurisdictional local public good economies with spillovers.