Implications of alternate policies on welfare of slum dwellers: Evidence from Pune,India

In this paper we examine how slum dwellers value location-based amenities. In most developing country cities, residents living in slums have poor-quality dwellings and limited access to basic public services and amenities. Using data from Pune, India, we estimate the residential location choices of slum dwellers, which are conditional on housing quality, neighborhood amenities, and community structure. We use these estimates to simulate the impact of alternate interventions on household welfare. We find that households derive benefits from housing quality and neighborhood amenities. While relocating households to the periphery has adverse consequences for household welfare, we show that households could be adequately compensated out of the increased tax revenue accruing from alternative uses of the vacated central land.     

Neighborhood amenities: An economic analysis

A spatial model of household and firm demand and supply of market goods is developed. Housing and neighborhood amenity markets are explicitly considered in deriving market equilibrium. The equilibrium relationships are empirically investigated, yielding important insights into the functioning of the urban economy. Attention is focused on externalities involved in neighborhood markets and the simultaneous determination of housing and amenity market equilibrium. The effect of neighborhood amenities on household equilibrium is of a major magnitude and effects of “externality” variables on both housing and amenity equilibrium are substantiated. The degree of neighborhood homogeneity and the extent of government programs aimed at neighborhood development are found to have significant impacts on housing and amenity markets.     

Quasi-experimental evidence on the effect of aircraft noise on apartment rents

Inferring the implicit price of an environmental good hinges on ceteris paribus conditions that are often hard to justify. This paper uses an unexpected change in flight regulations as source of exogenous variation and identifies aircraft noise effects from price adjustments in the market for rental apartments. Controlling for spatial and apartment heterogeneity, we find that aircraft noise reduces apartment rents by about 0.5% per decibel. Our results indicate (i) that noise discounts are overestimated in cross-sectional studies because aircraft noise tends to be negatively correlated with omitted neighborhood and housing amenities and (ii) that noise effects are unlikely to be constant over the entire noise range.     

The Market for Residential Architecture: 19th Century Row Houses in Boston′s South End

This study explores the market response to a major 19th century American urban architectural form, the row house. The paper presents an hedonic price index for a set of housing characteristics including lot and house size, location amenities within the neighborhood, construction materials, architectural style, and detailed architectural features. The homogeneity in form and layout of the row houses coupled with the variety of architectural styles and detailed features provides an unusual opportunity to test the effect of architecture on market value. The housing characteristics included in the study account for 88% of the price variance across the sampled row houses. The evidence marshalled here suggests that residential architecture matters in the marketplace and that specific architectural features are more highly valued when they differentiate one row house from its immediate neighbors.     

Commuting distances in a household location choice model with amenities

Observed commuting distances generally exceed those predicted by standard models of household location choice. This paper develops a model with locational amenities and two job centers. It is shown that differences in household preferences for amenities can lead to various types of residential location patterns, some of which result in higher average commuting distances in the city.     

Measuring the value of urban amenities

This paper develops a model for estimating price gradients for several urban amenities that departs from traditional techniques. The approach used is both intuitively appealing and fully consistent with basic urban location theory developed over the past decade. Multidimensional price gradients are estimated for such amenities as low crime, clean air, accessibility to work, the local quality of education and local taxes. In addition subgroup analysis allows the comparison of the estimated “shadow prices” for two different income groups.     

Economic analysis of intraurban migration in Tel-Aviv

A model of intra-urban migration is formulated and estimated using the same principles that are employed in deriving inter-regional migration models. The model, which emphasizes the relationship between migration and neighborhood amenities, is applied to data for the city of Tel Aviv, Israel. The results confirm the importance of neighborhood amenities in determining intra-urban migration patterns.     

Urban residential density and income

Spatial variations in income have not been adequately accounted for in urban density regressions. Estimating equations incorporating household income are derived in a monocentric urban model. The technique used also yields an estimate of the income elasticity of demand for housing, found to be less than one.     

Hedonic prices, price indices and housing markets

This paper extends hedonic price analysis to the formation of housing price indices measuring variation within a metropolitan area. In forming these indices fifteen submarkets, heterogeneous across time and space, are described within a short-run equilibrium model. Linear functional forms are generally rejected using a method proposed by Box and Cox. Aggregation of hedonic price coefficients into standardized units yields significantly higher housing prices in the central city than in its suburbs, as well as differential effects of structural and neighborhood improvements among submarkets.     

A note on the determinants of residential succession

A recent paper by J. Brueckner [J. Urban Econ., 4, (1977)] presents empirical evidence that the Muth vintage model explains the neighborhood succession process better than the Bailey boundary externality model. This note shows that Brueckner's apparent empirical findings are spurious as a result of the construction of the dependent variable, and do not provide insight into the neighborhood succession process. Re-estimation of the corrected regressions using similar data yields results which are clearly supportive of neither theoretical model.     

Market Values of Environmental Amenities: A Latent Variable Approach

This study presents a latent variable framework to provide consistent and efficient estimates of market values of amenities. A model for property values of residential housing using different indicators for neighborhood quality and property value is estimated using data from the U.S. American Housing Survey. The estimated effect of neighborhood quality on property values is positive and more significant compared to the estimates obtained by ordinary least squares and instrumental variable methods. Variances of errors of measurement and variances of the latent structures are shown to be positive and significant without imposing nonnegativity restrictions.     

Hedonic prices,demands for urban housing amenities,and benefit estimates

This paper uses a Rosen, two-step, hedonic price-trait demand approach to estimate demand functions for a vector of urban amenities. To ascertain whether this theoretically preferred approach yields benefit estimates which differ from the oft-used Ridker-Henning, one-step, hedonic approach we conduct a sensitivity analysis. We find that the two-step approach does yield different benefit estimates and that the differences are large for some amenities. The estimates are sensitive to the functional form of the hedonic equation when the forms are significantly different according to modified Box-Cox results, but are not particularly sensitive to specification of the amenity demand equation.     

What is a strategic acquisition? Decision modeling in support of foreclosed housing redevelopment

This paper describes and develops a model for calculating location-based strategic values of foreclosed properties considered for acquisition and redevelopment by community development corporations (CDCs). A property’s strategic value refers to its proximity to site-specific neighborhood amenities and disamenities (e.g. schools, public transit, distressed properties), given the relative importance of that proximity to CDC organizational and community objectives. We operationalize the concept of strategic value, and apply this concept to a salient public sector decision problem. Using data and value assessments from a CDC engaged in foreclosed housing redevelopment, we compute measures of strategic value for a set of acquisition candidates. We show that strategic values can differ in systematic ways depending on the types of amenities and disamenities identified as relevant for CDC acquisition decisions, the relative importance assigned to those amenities and disamenities, and the utility maximization objectives of the CDC. We conclude by proposing a multi-criteria decision model for foreclosed housing acquisition and redevelopment which incorporates a theory of residential housing impacts for which strategic value measures are a special case.     

Love thy neighbor: Income distribution and housing preferences

Do homeowners prefer living in an area with a more equal distribution of income? We answer this question by estimating a semi-parametric hedonic pricing model for about 90,000 housing units transacted in Hong Kong between 2005 and 2006. We first identify a hedonic price function by locally regressing the rental price of the housing unit on its intrinsic and neighborhood characteristics, one of which is the Gini coefficient for household income of the constituency area. We then combine the estimates with a log utility function to obtain the heterogeneous preference parameters. Finally, we estimate the joint distribution of the preference parameters and demographics. We find that most homeowners have a strong distaste for inequality in their neighborhood, and the distaste increases with income and goes down with education level. Counterfactual experiments show that reallocating public rental housing by half can increase the welfare of homeowners by about HK$8,000 on average per year, an amount which is equivalent to increasing the housing unit by 20 square feet or reducing the age of the unit by 5 years.     

SPATIALLY-VARYING EFFECTS OF REZONING ON HOUSING PRICE

A hedonic price equation is estimated at the parcel level to capture the spatially-varying effects of rezoning on housing prices using a geographically weighted regression - spatial autoregressive error model (GWR-SEM). The empirical results highlight a number of points. Firstly, the positive amenities from rezoning to office use act as a buffer and transition the zones between single family housing to commercial zones near downtown areas may be applicable to approving the same kind of rezoning in other areas. Secondly, when approving rezoning from agriculture to residential or commercial use, it may be necessary to anticipate the positive amenities from rezoning in less well-off neighborhoods and the negative amenities from rezoning in well-off neighborhoods. Thirdly, the positive amenities from well-designed open space preservation districts may encourage county planners to consider similar types of projects in the future.     

Implied volatility and the risk-free rate of return in options markets

We numerically solve systems of Black–Scholes formulas for implied volatility and implied risk-free rate of return. After using a seemingly unrelated regressions (SUR) model to obtain point estimates for implied volatility and implied risk-free rate, the options are re-priced using these parameters. After repricing, the difference between the market price and model price is increasing in time to expiration, while the effect of moneyness and the bid-ask spread are ambiguous. Our varying risk-free rate model yields Black–Scholes prices closer to market prices than the fixed risk-free rate model. In addition, our model is better for predicting future evolutions in model-free implied volatility as measured by the VIX.     

Amenities in an urban general equilibrium model

This paper has presented a general equilibrium Tiebout-median voter model. The model was solved numerically for prices and distributions of consumers which correspond to equilibria, and the results of the numerical solution of the model were used to evaluate the HES and Yinger Propositions. That complete capitalization always occurs means that the HES Proposition is false; Yinger's Proposition is misdirected since complete capitalization occurs regardless of the presence or absence of amenities (although amenities affect the equilibrium solutions). We have argued that capitalization is never appropriately measured by price differentials in a general equilibrium model.     

The Quality of Life in England and Wales*

Local amenities play an important role in determining where we choose to live and our overall quality of life (QOL). In many cases, however, amenities do not have prices and will therefore be underprovided by the market. In this paper, we use individual and county level data for England and Wales to estimate implicit amenity prices and to calculate an index of QOL for each county. Among our findings is a large negative price on air pollution. The range in QOL across counties is estimated to be in excess of 2,000 pounds per year.     

Capitalization,population movement,and the local public sector: a probabilistic analysis

Using data collected from household interviews in a 1965 San Francisco Bay Area Transportation Study, a probabilistic model is developed to explain the relationship between population movement and the capitalization of changes in the public sector in the price of housing. This model is constructed to compare 2 competing explanations for the flight of higher income households to the suburbs: 1) the accessibility model and 2) the flight from blight model. The accessibility model explains the decay of cities as a natural outgrowth of decreasing transportation costs, whereas the flight from blight model suggests that the wealthy leave the central city for the suburbs because of urban decay. An analysis of the San Francisco data demonstrates that high income households are more sensitive than the rest of the population to changes in the median income of the neighborhood and in expenditures and general government and education, but less sensitive to changes in property tax rate and expenditures on public safety, parks, and recreation. It is unlikely that undesirable changes in the public sector will result in a mass exodus of higher income households; capitalization in the price of housing appears sufficient to prevent this. The 2 models combined help explain the flight from the central cities, while the combined variables increase the logit estimation's prediction of bids for housing.     

Using Jane Jacobs and Henry George to Tame Gentrification

The solutions that Jane Jacobs proposed to improve neighborhoods created a paradoxical problem: improvement increased demand for the amenities of the area, which caused land prices to rise. The net result was at least partial displacement of the old residents of the neighborhood with new ones. Jane Jacobs has been criticized for ignoring gentrification, but she was clearly aware of this process and tried to find means to counter it. By combining the ideas of Henry George about land taxation with the ideals of Jane Jacobs about neighborhood diversity, we can mitigate the negative effects of gentrification and direct the energy of market forces into producing a greater supply of desirable neighborhoods.