Alternative Methods of Increasing the Precision of Weighted Repeat Sales House Prices Indices

Weighted repeat sales house price indices have become one of the primary indicators used to identify housing market conditions and to estimate the amount of equity homeowners have gained through house price appreciation. The primary reason for the acceptance of this methodology is that it derives a location specific (typically, census division, state or metropolitan area) average change in house prices from repeated observations of individual house prices. It is this repeat attribute that allows repeat sales price indices to claim that it is a preferable index which does a better job of holding quality constant. The amount of time between the two observed prices for a single property is determined by when the home transacts. Some homes transact twice in a period of months and others do not transact for decades. It is likely that individual house price appreciation rates vary from the mean appreciation rate, as estimated by the index, in a systematic fashion. In general, the longer the time between transactions the more variance there is in individual house price appreciation. This paper extends this concept to include new dimensions. For instance, houses that appreciate faster than the mean, as estimated by the index for that location, may experience a different variation structure than homes that appreciate slower. This process can be viewed as an asymmetric treatment of the variance of house price appreciation around the estimated index. In addition, the variance of expensive and affordable homes may also be different and time varying. This paper finds evidence that adding the dimensions of price tiers and asymmetry to the variance estimate has merit and does affect the estimated index as well as homeowner equity estimates. Homeowner equity estimates are especially sensitive to these added dimensions because they depend on both the revised index and the estimated variances, which are specific to each dimension considered—time between transaction, asymmetry, and price tier.     

Controlling for Quality in House Price Indices

Given the importance of house prices it is not surprising that house price indices are used for many purposes. One of the factors that differentiates these indices is the house price determinants (such as structural characteristics and neighborhood quality) that are accounted for—that is, held constant. Indices are usually generated from house price regressions. It is shown that, regardless of the desired level of accounting, it is necessary to control for all significant determinants of house prices in these regressions to obtain unbiased estimates of the growth in house prices. An empirical example shows that not controlling for neighborhood quality can lead to substantial biases in estimates of house price appreciation rates even if the index does not account for this factor.     

基于VAR模型对CPI与房地产价格关系的实证分析

随着经济的不断发展,物价波动与房地产价格之间的关系逐渐成为关注的焦点。本文选取我国2006年1月至2010年12月的CPI和房屋销售价格指数月度数据,建立VAR模型。通过格兰杰因果检验发现:房地产价格和物价波动之间存在单向的因果关系。通过脉冲响应函数进行分析,表明房屋销售价格指数对CPI有着正向的作用。方差分解的结果说明在长期CPI的变动很大程度是由房屋销售价格指数引起的,房地产市场价格波动受自身因素的影响较大。     

Evaluating the Usefulness of the American Housing Survey for Creating House Price Indices

The American Housing Survey (AHS) is a valuable source of information on houses and occupants over time. The AHS has several advantages over sales data for use in the creation of price indices: it is readily available, has frequent observations over time and space, has data from the late 1970s through the mid-1990s, includes houses that do not sell, as well as those that do, and has information on the occupants. The drawbacks include: a time lag between the interview and the release of the data, data suppression issues, owner-stated house values, and a lack of neighborhood information. In this study, we use the metropolitan version of the AHS, which has been supplemented with the original survey data as well as Census tract data for three cities over 14 years to examine whether the AHS can be used to create indices. Indices are estimated using hedonic, repeat valuation, and hybrid techniques, overcoming some of the problems inherent in the estimation of indices. We find that the data-suppression issues and the owner-stated house values are not problematic. The biggest drawback of the AHS is its lack of objective information on neighborhood quality.     

The effect of real rates of interest on housing prices

During the late 1970s, U.S. house prices were appreciating rapidly even though mortgage interest rates were climbing. Recently, interest rates have eased but prices have moderated. This study examines the role of appreciation expectations in overcoming the negative effects of nominal mortgage interest rates on house prices. Expectations of future appreciation are important determinants of house sales prices, remaining influential during periods of declining and moderating real prices, not just when prices are rising. The real rate of interest, as viewed by the homebuyer, is the mechanism for affecting change in housing price levels. Because the nominal interest rate is slow to reflect changes in expectations, these real rates vary over time. This ebb and flow of real interest rates appears to explain market price levels. Nominal rates play a role as well, primarily in the formation of appreciation expectations.     

房地产开发企业违约概率压力测试研究——现金流蒙特卡洛模拟方法在银行中的应用

本文采用蒙特卡洛模拟方法,根据现金净额是否为负这一标准来判断房地产开发企业是否违约,在对企业的现金流进行随机模拟的基础上来计算企业的违约概率。压力测试的场景为房价下降,利率上升。压力传导途径为房价与利率变动导致企业销售收入变动,销售收入的改变导致企业的现金流量表发生变化。房价和利率对销售收入的冲击是随机的,企业的现金流也是随机的,本文通过随机模拟估算了企业的现金流为负的频率,以此作为企业违约的概率。压力测试表明,当房价下降幅度到达15%附近时,房地产开发商的违约概率开始急剧上升。     

The Effect of House Price on Stock Market Participation in China: Evidence from the CHFS Microdata

This is an empirical study on the effect of house price on stock market participation and its depths based on unique China Household Finance Survey (CHFS) data in 2011 and 2013 including 36,213 sample households. We mainly found that, with an increase of one thousand RMB per square meter in macrohouse price, the probability to participate in the stock market will increase by 5.4% before controlling for wealth effect and 2.84% afterwards, indicating the existence of wealth effect. The participation depths of the stock-total asset ratio are expected to decrease by 0.23%, and absolute stock asset is observed to decrease by 5.8 thousand RMB in response to one thousand RMB increase of per square meter house price. The effect of house price on participation decision is also related to housing area, and the negative effect of house price on stock market participation depths gets more intense with the increase of the stock-total asset ratio.     

Villains or scapegoats? The role of subprime borrowers in driving the U.S. housing boom

An expansion in mortgage credit to subprime borrowers is widely believed to have been a principal driver of the 2002-2006 U.S. house price boom. By contrast, this paper documents a robust, negative correlation between the growth in the share of purchase mortgages to subprime borrowers and house price appreciation at the county-level during this time. Using two different instrumental variables approaches, we also establish causal evidence that house price appreciation lowered the share of purchase loans to subprime borrowers. Further analysis using micro-level credit bureau data shows that higher house price appreciation reduced the transition rate into first-time homeownership for subprime individuals. Finally, the paper documents that subprime borrowers did not play a significant role in the increased speculative activity and underwriting fraud that the literature has linked directly to the housing boom. Taken together, these results are more consistent with subprime borrowers being priced out of housing boom markets rather than inflating prices in those markets.     

Do Capital Flows Matter to Stock and House Prices? Evidence from China

This article analyzes the impacts of foreign direct investment (FDI) and short-term capital flows, otherwise known as hot money, on stock and house prices in China. Empirical results, estimated using the local projections approach, reveal that a positive hot money net inflow shock significantly increases stock and house prices and the impacts persist for up to 1–2 months, while a positive FDI net inflow shock contributes significantly to lagged house price appreciation but has no effect on stock prices. This study also identifies negative pass-through effects of FDI net inflows on hot money net inflows and positive pass-through effects of stock prices on house prices.     

Risk Attitude and Housing Wealth Effect

This paper examines whether the housing wealth effect—the consumption change induced by house price appreciation is dependent upon households’ attitudes toward risk. A simple theoretical model is introduced to highlight a negative relationship between the wealth effect and risk aversion. The paper empirically tests for this negative relationship, using data from the U.S. Consumer Expenditure Survey. The investigation involves two steps. In the first step, we make use of households’ demographics and their risky and liquid asset holdings to estimate risk aversion. The Heckman correction model is applied to address the issue of limited stock market participation. For the second step, we construct pseudo panel data through grouping households by their birth years and their predicted values of risk aversion, and then, we estimate the responses of households’ consumption changes to house price fluctuations by risk-attitude group. Consistent with the prediction of the theoretical model, the estimation results suggest a significant negative relationship between the housing wealth effect and households’ risk attitudes. Households, who are less risk averse, experience greater consumption changes in response to house price appreciation.     

从企业通胀预期看资产价格对物价水平的影响——基准模型与中国借鉴

企业作为市场经济的重要参与主体,其行为对物价水平有着显著影响,而受资产价格影响的企业通货膨胀预期是重要因素之一。综合运用理论分析与数理分析,对传导渠道进行研究发现：资产价格通过现有物价水平、企业对未来影响物价水平因素以及发生财务危机的预期使企业通货膨胀预期发生更大幅度的同向变化,进而使总需求正向变化,总供给负向变化,从而对物价水平产生正向的影响,且这种影响在发达国家更为明显。     

我国房价的货币因素与宏观影响的动态传导研究——基于TVP-SV-VAR模型的分析

我国房地产和金融市场发展使房价进入到货币政策传导渠道中,房价与货币政策中介变量、宏观目标变量间的关系呈动态变动。本文通过TVP-SV-VAR模型研究发现:与M2和信贷相比,社会融资规模与房价的关系更稳定,且对彼此波动的反应更强;近些年房价波动对产出、物价波动的边际效应减弱,对金融稳定的影响仍较大,房价对外部因素波动的敏感性有所降低。建议国家应坚持稳定房价的总基调,把好货币供给闸门,合理管控社会融资规模增量,加强房地产各项融资监管;各地方政府应根据本地人口流入和住房库存等实际情况,合理推进房地产业发展,在发挥其积极作用的同时,防范区域金融风险。     

An International Investigation of the Factors that Determine Conditional Gold Betas

We investigate the unconditional and conditional gold betas of four country‐based gold industry portfolios. First, we document the similarity of unconditional gold betas across countries. Second, we find that the factors affecting conditional gold betas are different in the Australian and South African gold sectors relative to their North American counterparts. Only the gold bullion return volatility shows a negative association with conditional gold betas in Australian and South African gold mining firms. Moreover, gold price does not appear to play a systematic role in determining Australian or South African conditional gold betas. We discuss possible explanations for these findings.     

The Effects of Oil Supply and Demand Shocks on U.S. Consumer Sentiment

This paper investigates how the University of Michigan's Index of Consumer Sentiment responds to oil price shocks. While oil supply shocks play only a limited role, the effect of aggregate demand shocks is positive for the first few months and negative thereafter. A typical other oil demand shock has a significant negative impact for up to 2 years. By studying the responses of individual survey questions, we find that expectations of future inflation and a change in real household income as well as perceived vehicle and house buying conditions are the main transmission channels of oil supply and demand shocks.     

货币政策变化对农产品价格波动冲击效应研究

基于SVAR模型,考量了中国货币政策变化对农产品价格的冲击效应,研究表明:社会融资规模和利率会对农产品价格指数造成正向冲击;社会融资规模变化会引发物价总水平变化,进一步引起肉禽生产价格指数以及禽蛋生产价格指数的变化;社会融资规模和利率的变化对各类农产品生产价格指数影响显著,且社会融资规模对各类农产品价格的影响效应更为突出.     

The Trade-off Between the Selling Price of Residential Properties and Time-on-the-Market: The Impact of Price Setting

When a house is placed on the market, the seller must choose the initial offer price. Setting the price too high or too low affects the marketability of the property. While there is near universal agreement that the seller faces a trade-off between selling at a higher price and selling in less time, there is less agreement about how to measure this trade-off. This paper offers a framework for analysis and shows that an increase in the list price increases expected time-on-the-market (TOM). Because house buyers must solve a type of signal extraction problem, the effect of a higher list price is magnified for houses in a market segment having a low predicted variance of the list price. This paper also shows that the list price of houses which are withdrawn before sale has a higher mean and variance, and that the possibility of withdrawal censors information about the time-on-the-market.     

The Investment Performance of Art in Mainland China

This article investigates price determinants and investment performance for paintings from mainland China using hedonic regression analysis applied to a new dataset from over 190,000 auction transactions. The price index obtained indicates that from 2000 to 2015, the average annual appreciation in value of Chinese art was 8.42% in real USD. Compared with American artwork, global artwork, and traditional financial assets, Chinese art possesses a comparatively better risk and return profile and a low correlation with other assets. Finally, regarding the masterpiece effect, the conclusion is that highly priced Chinese art does not underperform the market.     

Stock price dynamics: nonlinear trend,volume, volatility,resistance and money supply

We present a methodology to study a data set of 119 260 daily closed-end fund prices using mixed-effects regressions with the objective of understanding price dynamics. There is strong statistical support that relative price change depends significantly on (i) the recent trend in a nonlinear manner, (ii) recent changes in valuation, (iii) recent changes in money supply (M2), (iv) longer-term trend, (v) recent volume changes and (vi) proximity to a recent high price. The dependence on the volatility is more subtle, as short-term volatility has a positive influence, while the longer term is negative. The cubic nonlinearity in the weighted price trend shows that a percentage daily gain of up to 2.78% tends to yield higher prices, but larger gains lead to lower prices. Thus, the nonlinearity of price trend establishes an empirical and quantitative basis for both underreaction and overreaction within one large data set, facilitating an understanding of these competing motivations in markets. Increasing money supply is found to have a significant positive effect on stock price, while proximity to recent high prices has a negative effect. The data set consists of daily prices during the period 26 October 1998 to 30 January 2008.     

Margins and Price Limits in Taiwan's Stock Index Futures Market

This study extends the framework of Brennan (1986) to find the cost-minimizing combination of spot limits, futures limits, and margins for stock and index futures in the Taiwan market. Our empirical results show that the cost-minimization combination of margins, spot price limits, and futures price limits is 7 percent, 6 percent, and 6 percent, respectively, when the index level is less than 7,000. When the index level ranges from 7,000 to 9,000, the efficient futures contract calls for a combination of 6.5 percent, 5 percent, and 6 percent. The optimal margin, reneging probability, and corresponding contract cost are less than those without price limits. Price limits may partially substitute for margin requirements in ensuring contract performance, with a default risk lower than the 0.3 percent rate that is accepted by the Taiwan Futures Exchange. On the other hand, though imposing equal price limits of 7 percent on both the spot and futures markets does not coincide with the efficient contract design, it does have a lower contract cost and margin requirement (7.75 percent) than that without imposing price limits (8.25 percent).     

Dynamic price discovery

This article analyzes the dynamic process of price discovery in a competitive securities market where investors are equally informed about the fundamental determinants of an asset's end-of-period value but, because they do not know each other's wealth positions, do not know the equilibrium price of shares at the start of a current trading session. Because a large number of participants is assumed, issues concerning market impact and market manipulation are avoided. As trading progresses, participants update their expectations of an asset's equilibrium value. As they do so, price can either converge to a new level or, following a run, revert back to a previous level. This implies that, in clusters of adjacent prices, price changes are more apt to be predominantly of like sign (positive or negative) than would be the case under random walk with a bid-ask spread. Moreover, reversals, when they do occur, should be larger than continuations. An examination of 1988 transactions data for the 30 Dow Jones Industrial stocks shows that this is indeed the case. With the effect of the bid-ask spread removed, first-order autocorrelation coefficients are found to be positive.