Residential Construction and Credit Market Imperfection

Using the asset market equilibrium approach, the effects of Financial Regulations, Reform, Recovery, and Enforcement Act (1989), of the new housing selling time, and of the commercial paper–Treasury Bill spread, through the credit markets, on total and speculative single-family housing construction are investigated. A new speculative single-family housing starts series is developed for this analysis. The credit-market factors appear to affect both the cost of construction loans and the price elasticity of single-family housing construction. These effects are especially strong on speculative housing construction.     

Anisotropic Autocorrelation in House Prices

This article examines anisotropic spatial autocorrelation in single-family house prices and in hedonic house-price equation residuals using a spherical semivariogram and transactions data for one county in the Philadelphia, Pennsylvania, MSA. Isotropic semivariograms model spatial relationships as a function of the distance separating properties in space. Anisotropic semivariograms model spatial relationships as a function of both the distance and the direction separating observations in space. The goals of this article are (1) to determine whether there is spatial autocorrelation in hedonic house-price equation residuals and (2) to empirically examine the validity of the isotropy assumption. We estimate the parameters of spherical semivariograms for house prices and for hedonic house-price equation residuals for 21 housing submarkets within Montgomery County, Pennsylvania. These housing submarkets are constructed by dividing the county into 21 groupings of economically similar adjacent census tracts. Census tracts are grouped according to 1990 census tract median house prices and according to characteristics of the housing stock. We fit the residuals of each submarket hedonic house price equation to both isotropic and anisotropic spherical semivariograms. We find evidence of spatial autocorrelation in the hedonic residuals in spite of a very elaborate hedonic specification. Additionally, we have determined that, in some submarkets, the spatial autocorrelation in the hedonic residuals is anisotropic rather than isotropic. The empirical results suggest that the spatial autocorrelation in Montgomery County single-family house-price equation residuals is anisotropic in submarkets where residents typically commute to a regional or local central business district.     

House Price Index Construction in the Nascent Housing Market: The Case of China

Most existing house price index construction methods are developed mainly based on transaction data from the secondary housing market, and are not necessarily suitable for the nascent housing markets where a predominant portion of housing transactions are new units. Using the booming market in China as an example, we evaluate and compare the performances of three most common house price measurement methods in the newly-built housing sector, including the simple average method without quality adjustment, the matching approach with the repeat sales modeling framework, and the hedonic modeling approach. Our analyses suggest that the simple average method fails to account for the substantial complex-level quality changes over time of sales during our sample period, and the matching model fails to control for the effect of developers’ pricing behaviors when adopted in the newly-built sector, hence both are downward biased. Based on this finding, we apply a hedonic method, which allows us to control for both quality changes over time of sales and developers’ pricing behaviors, to 35 major newly-built housing markets and provide the first multi-city constant-quality house price index in China. The new index reveals that the current Chinese housing market is facing a greater risk of mispricing than reported by the existing official metrics.     

住房、便利设施与异质性劳动力流动——微观机制与福利效应

通过构建住房和便利设施供给内生的空间均衡模型,运用人口调查数据和反事实检验方法,本文考察了住房成本和便利设施水平变动影响异质性劳动力流动的微观机制及其福利效应。研究发现:(1)住房成本随着异质性劳动力向城市集聚而显著上涨,但城市便利设施水平的提高主要得益于高技能劳动力就业规模的扩大,低技能劳动力就业增长的贡献并不显著;(2)住房成本上涨与便利设施水平提高进一步推动了异质性劳动力在城市间的流动与配置,反映在城市体系上,使得城市的规模分布分别呈现出扁平化和向大城市极化的特征;(3)就福利效应而言,住房成本上涨压缩了工资溢价带来的福利水平提升空间,但一定程度上缓解了高、低技能劳动力福利差距的扩大趋势;更高水平的便利设施促进了福利水平的提升,但也加剧了高、低技能劳动力之间的福利不平等状况。城市规模对上述福利效应存在放大机制。     

Analysis of Spatial Autocorrelation in House Prices

This article examines spatial autocorrelation in transaction prices of single-family properties in Dallas, Texas. The empirical analysis is conducted using a semilog hedonic house price equation and a spherical autocorrelation function with data for over 5000 transactions of homes sold between 1991:4 and 1993:1. Properties are geocoded and assigned to separate housing submarkets within metropolitan Dallas. Hedonic and spherical autocorrelation parameters are estimated separately for each submarket using estimated generalized least squares (EGLS). We find strong evidence of spatial autocorrelation in transaction prices within submarkets. Results for spatially autocorrelated residuals are mixed. In four of eight submarkets, there is evidence of spatial autocorrelation in the hedonic residuals for single-family properties located within a 1200 meter radius. In two submarkets, the hedonic residuals are spatially autocorrelated throughout the submarket, while the hedonic residuals are spatially uncorrelated in the remaining two submarkets. Finally, we compare OLS and kriged EGLS predicted values for properties sold during 1993:1. Kriged EGLS predictions are more accurate than OLS in six of eight submarkets, while OLS has smaller prediction errors in submarkets where the residuals are spatially uncorrelated and the estimated semivariogram has a large variance.     

The Construction of Residential Housing Price Indices: A Comparison of Repeat-Sales,Hedonic-Regression,and Hybrid Approaches

This article examines a number of hypotheses that underpin the repeat-sales and hedonic approaches to the construction of housing price indices, as well as the practical problems associated with the implementation of either approach. We also examine a hybrid procedure that combines elements of both the repeat-sales and hedonic-regression techniques. For our sample of individual home sales in Oakland and Fremont California over an 18-year period, repeat-sales methods are subject to sample selection bias; the maintained assumption of time constancy of implicit prices of housing attributes is violated; the repeat-sales estimator is extremely sensitive to influential observations; and the usual method used to correct for heteroskedasticity in repeat-sale housing returns is inappropriate in our sample. Hedonic techniques are better suited to contend with index number problems per se, as they can accommodate changing attribute prices over time. They also appear to give rise to more reliable estimates of price indices, as unusual observations have less effect on estimated price indices. Drawbacks of the hedonic approach include the usual concern with omitted attributes, and their effect on the estimated price index.     

A Pricing Model for Residential Homes with Poisson Arrivals and a Sales Deadline

We introduce a pricing model for single-family residences on the real estate market. The model considers purchase offers that arrive according to a Poisson process. The homeowner’s problem is to set a price that will maximize his net profit. The selling agent suggests a price to the homeowner that will maximize her net profit, which consists of her sales commission minus her costs. Our model accounts for a deadline to sell the home, a common feature of the housing market, beyond which fixed and variable penalty costs accrue to both the homeowner and selling agent. We demonstrate the behavior of the model and show under what conditions the owner’s and agent’s incentives are aligned. Our computational results suggest, in most circumstances, that agents should not pressure owners to substantially lower their asking prices in the presence of a deadline.     

Reexamining the Price Effects of Assumption Financing: The Case of Above-Market Interest Rates

Although previous research addresses the price effects of below-market loan assumptions in housing transactions, no direct evidence exists regarding the price effects of above-market loan assumptions. This study develops a hypothesis of strictly nonnegative price effects in assumption financing and empirically documents a positive impact in housing transactions involving above-market loan assumptions. Based on a switching regimes regression analysis of 2,669 single-family house transactions, we find evidence of a significant price premium in moderately priced homes involving above-market loan assumptions but no evidence for a financing premium for more expensive homes. The results suggest that the sources of the premium in the moderately priced home market are the assuming buyer's motivations to minimize transactions costs and to avoid lenders' qualification criteria.     

Research Applications of the Multifamily Housing Institute's Apartment Database

Data on the financial performance of multifamily rental housing has not been available nearly as long as such information for single-family housing. It is believed that this lack of information has increased the cost of debt and equity capital to apartment housing and thus has increased the rents paid by apartment residents. Data on apartments, which is now becoming available through an industry-sponsored initiative, has the potential of narrowing this information gap. This article has several objectives: to describe this new database, AptData^TM, to housing researchers to assess the strengths and weaknesses of AptData^TM for housing market and policy research, to compare estimates from AptData^TM with those from other sources, and to offer several potential research applications of this new data resource.     

The Long-Run Elasticity of New Housing Supply in the United States: Empirical Evidence for 1950 to 1994

The long-run price elasticity for alternative specifications of new housing supply is estimated using U.S. annual data for 1950 through 1994. The basic model expresses residential construction as a linear function of new housing price and the prices of construction inputs. Long-run elasticities range from 1.6 to 3.7, suggesting that new housing supply is price elastic. Residential construction responds to both the real interest and expected inflation rates, but other construction cost variables perform poorly. However, the results are sensitive to the time-series processes underlying the variables. A modified model that expresses residential construction as a function of changes in input prices, rather than their levels, produces a long-run elasticity of about 0.8 and a significant inverse relationship between new housing supply and the construction wage rate.     

Spatial Dependence and House Price Index Construction

Accurate estimation of prevailing metropolitan housing prices is important for both business and research investigations of housing and mortgage markets. This is typically done by constructing quality-adjusted house price indices from hedonic price regressions for given metropolitan areas. A major limitation of currently available indices is their insensitivity to the geographic location of dwellings within the metropolitan area. Indices are constructed based on models that do not incorporate the underlying spatial structure in housing data sets. In this article, we argue that spatial structure, especially spatial dependence latent in housing data sets, will affect the precision and accuracy of resulting price estimates. We illustrate the importance of spatial dependence in both the specification and estimation of hedonic price models. Assessments are made on the importance of spatial dependence both on parameter estimates and on the accuracy of resulting indices.     

The effect of land-use restrictions on market values of single-family homes in Houston

This paper analyzes the effects of zoning and restrictive covenants on single-family housing prices in and around Houston, Texas. The calculation of a hedonic price index reveals that higher prices are paid for homes in neighborhoods with either type of land-use control than for comparable houses in neighborhoods without these controls. The premiums paid for these restrictions are not statistically distinguishable, but institutional constraints on these controls may explain why both forms continue to exist and to command market premiums.     

Effect of internal cost management,information systems integration,and absorptive capacity on inter-organizational cost management in supply chains

Inter-organizational cost management is a strategic cost management approach to managing costs that span organizational boundaries in supply chains. Drawing on the resource-based view of the firm, we develop a model to predict which inter-related resources might enable companies to manage inter-organizational costs. We test this model using a survey of managerial accountants whose organizations are part of a supply chain. Using structural equation modeling, we conclude that the resources of internal electronic integration, external electronic integration, internal cost management, and absorptive capacity play significant direct and indirect roles in the development of an inter-organizational cost management (IOCM) resource. We find that these resources are inter-related and together are useful in enabling companies to ultimately benefit from managing inter-organizational costs. We find in particular the importance of relational resources associated with absorptive capacity in the development of an IOCM resource. Our research contributes to theory and practice by explaining how specific resources can be combined in allowing companies to better manage inter-organizational costs.     

The Value of Housing Characteristics: A Meta Analysis

This paper provides a meta regression analysis of the nine housing characteristics that are appear most often in hedonic pricing models for single-family housing: square footage, lot size, age, bedrooms, bathrooms, garage, swimming pool, fireplace, and air conditioning. Meta regression analysis is useful for comparing the estimated regression coefficients from different studies. The goal in this study is to determine if the estimated coefficients vary by geographical location, time, type of data, and model specification. The results show that the estimated coefficients for some characteristics vary significantly by geographical location. These include square footage, lot size, age, bathrooms, swimming pool, and air conditioning. Controlling for time shows that the effects of these housing characteristics on house price have not changed over time. Controlling for type of data produces differences in coefficients for bathrooms. Controlling for wealth as measured by median household income has no significant impact on the coefficients for the housing characteristics. If the study controlled for square footage, the coefficients for lot size decrease. Controlling for the size of the hedonic model affects the coefficient for square footage.     

The Effect of Time-on-Market and Location on Search Costs and Anchoring: The Case of Single-Family Properties

Regarding single-family residential properties purchased for investment (non-owner occupied) we examine whether out-of-state buyers pay more than in-state buyers. We focus on the effects of search costs and anchoring. We use data on 2,828 Las Vegas non-owner occupied (investor) residences, 40% of which are purchased by non-local investors. We find that the location of the property affects the empirical results. Specifically, search cost and anchoring effects that appear significant when the location of the property is ignored disappear when location is introduced as an independent variable.

Measuring Price Behavior in New Residential Subdivisions

Early buyers of single-family residences in newly developed subdivisions assume a greater level of risk than later buyers in choosing to purchase a home in a new subdivision where the market has not been sufficiently established. This risk stems from such things as uncertainty regarding the maintenance of development standards and other negative externalities inherent in purchasing in the early stages of the development cycle. Because of this, early buyers may require lower prices to compensate them for the additional risk that they assume. This paper explores the evolution of the price of residences in newly developed single-family subdivisions through the phases of development.     

劳动力成本与中小企业融资约束

本文利用世界银行提供的中国企业调查数据,基于信贷配给理论,考察劳动力成本对企业融资约束的影响。分别以劳动力成本占企业总成本的比重和劳动力成本相对于企业销售额的比值作为劳动力成本代理指标,通过考察企业是否需要银行贷款的自主决策与贷款可得性两方面信息,甄别企业受到的不同类型的信贷配给,进而系统考察劳动力成本对企业信贷约束的影响。研究发现:第一,劳动力成本显著地提高了企业受到信贷配给约束的概率,信贷对劳动力成本较高的企业具有明显的“筛选效应”;第二,劳动力成本对企业受到银行信贷配给和自我信贷配给约束的概率均有显著的正向影响,说明劳动力成本较高的企业不仅会受到更高的来自银行的信贷约束,还会受到来自自身的信贷约束,形成双重“筛选效应”;第三,机制分析表明,较高的金融发展程度和市场化水平通过减轻信息不对称问题,能够显著缓解“筛选效应”的不利影响。本研究为深化金融供给侧结构性改革、破解企业融资难题提供了新的政策启示。     

A theory of the natural unemployment rate and the duration of employment

In this paper, a theory of the natural or equilibrium rate of unemployment is built around a theory of the duration of employment. Evidence is presented that most unemployed workers became unemployed because their previous jobs came to an end; only a minority are on temporary layoff or have just entered the labor force. Thus, high-unemployment labor markets are generally ones where jobs are brief and there is a large flow of newly jobless workers. The model of the duration of employment posits that employment arrangements are the efficient outcome of the balancing of workers' and employers' interests about the length of jobs. Full equilibrium in the labor market also requires that the rate at which unemployed workers find new jobs be efficient. The factors influencing the resulting natural unemployment rate are discussed. Under plausible assumptions, the natural rate is independent of the supply or demand for labor. Only the costs of recruiting, the costs of turnover to employers, the efficiency of matching jobs and workers, and the cost of unemployment to workers are likely to influence the natural rate of unemployment strongly. Since these are probably stable over time, the paper concludes that fluctuations in the natural unemployment rate are unlikely to contribute much to fluctuations in the observed unemployment rate.     

Do political connection disruptions increase labor costs in a government-dominated market? Evidence from publicly listed companies in China

This paper investigates whether the disruption of political connections increases labor costs among Chinese listed firms. Using the Communist Party of China's Rule No. 18 as an exogenous shock that forces firms to lose their politically connected independent directors, we find that the disruption of political connections is associated with an increase in labor costs (both in terms of aggregate labor costs per firm and average labor costs per employee) and an increase in employee turnover. Such increases do not lead to labor productivity improvements, and cannot be attributed to changes in corporate policies or the composition of labor forces after Rule No. 18. We also find that firms with higher unemployment risk and skilled labor risk increase their labor costs to a larger extent. Our results are robust to alternative labor cost measures, controlling for potential confounding events, and alternative political connection channels. Our study shows an unintended labor market consequence—increases in labor costs—of political connection disruptions for firms that are adversely affected by such disruptions.     

A Dynamic Model of the Housing Market: The Role of Vacancies

While the hedonic property value model and recently developed computable general equilibrium urban models assume the housing market is in equilibrium, recent years have witnessed extreme circumstances such as large changes in housing prices, high levels of mortgage default, and high levels of foreclosure that bring into question this assumption. This highlights the need for a better understanding of the dynamics of the housing market and the mechanisms that drive and sustain periods of disequilibrium. In this analysis, I develop a dynamic model of the housing market where vacancies naturally arise as the error correction mechanism. I estimate this model using annual U.S. panel data at the MSA level for 1990–2011. The results show that when there is excess demand, prices rise when vacancies fall but prices do not fall when there is excess supply and vacancies rise. This is consistent with the belief that prices are sticky downwards and hence prolong housing downturns. On the other hand, when there is excess supply, there is a relatively stronger decline in new housing in response to a rise in vacancies and much less of a new housing reaction when there is excess demand and vacancies fall. Furthermore, when I allow for a structural shift in the housing market brought on by the Great Recession (2006–2011), I find that the housing market became more responsive on both sides – excess supply and demand – during this period.