住房公积金与家庭风险金融资产投资——基于2013年CHFS的实证研究

作为我国重要的住房保障制度,住房公积金对家庭风险金融资产投资的影响鲜有研究。本文基于中国家庭金融调查(CHFS)数据,采用probit和tobit模型,检验住房公积金对家庭风险金融资产投资的影响。实证结果表明,住房公积金能显著提高有房家庭风险金融资产投资的可能性和投资比重,但是对无房家庭的风险金融资产投资则无显著影响。研究其影响机制发现,住房公积金会提高家庭可支配收入、增加户主风险偏好,从而促进家庭风险金融资产投资。本文研究结论对完善住房公积金制度、引导居民家庭合理投资风险金融资产和实现多渠道增加居民财产性收入有借鉴意义。     

Hong Kong housing markets: Overview,tenure choice,and housing demand

This paper presents an overview of housing markets and a cross-sectional analysis of housing demand in Hong Kong. Disturbances from political events have produced price upheavals in property prices; long-term inflation and low interest rates provide a strong stimulus for a sustained price surge in the housing market. Household income seems to have relatively little bearing on recent development in the market, especially when demand for housing has become more investment-oriented.With the data from the 1991 Population Census of Hong Kong, we find in the cross-section study that permanent and transitory incomes, rather than current income, provide better estimates in the tenure choice equation. The results also indicate that family size and the number of elderly persons affects ownership. Renter expenditure and tenure choice decisions are linked by using the two-stage estimation procedure of Lee and Trost (1978). No correlation was found between renter expenditure and tenure choice. Further, the two-stage approach does not seem to be superior to the OLS approach in the estimation of the rental expenditure equations.     

住房资产对中国家庭风险金融资产配置的影响研究

随着时代的发展,住房资产与金融资产的联系越来越紧密,逐渐向住房资产金融产品化发展,成为一种新型金融产品,呈现出货币化和金融化的趋势。本文使用probit模型、普通最小二乘法(OLS)、中介效应以及调节效应,采用2015年中国家庭金融问卷调查微观数据(CHFS)对住房资产价值细化,从住房增值、住房贷款和住房总值三个方面对居民家庭风险金融市场进入和风险金融资产配置的影响进行研究。研究发现:(1)住房总值和住房增值对居民家庭是否参与金融市场呈现显著的负向影响,住房贷款对其具有正向影响。(2)住房贷款对居民家庭风险金融资产投资有负向影响,住房增值和住房总值对其有正向影响。(3)幸福感在居民家庭是否参与金融市场和住房增值中存在部分中介效应,安全感在居民家庭风险金融投资和住房贷款之间存在部分中介效应,未来预期在居民家庭是否参与金融市场与居民家庭是否拥有住房贷款中存在调节效应。最后,根据实证结果提出完善金融市场和优化居民金融资产结构的政策建议。     

Residential Mobility Decisions in Japan: Effects of Housing Equity Constraints and Income Shocks under the Recourse Loan System

This paper draws on six waves of Japanese household longitudinal data (Keio Household Panel Survey, KHPS) and estimates a conditional fixed effects logit model to investigate the effects of housing equity constraints and income shocks on own-to-own residential moves in Japan. By looking at contemporaneous extended Loan-to-Value (ELTV) and extended Debt-to-Income (EDTI) ratios under the recourse loan system, we examine whether housing equity constraints and negative income shocks have any impact on own-to-own residential moves. Taking account of the specific nature of the recourse loan system in Japan, we further investigate whether these effects are different between positive and negative equity households. The estimation results show that housing equity constraints and negative income shocks significantly deter own-to-own residential moves for positive equity households.     

Reverse Mortgage Loans: A Quantitative Analysis

Reverse mortgage loans (RMLs) allow older homeowners to borrow against housing wealth without moving. Despite rapid growth in this market, only 1.9% of eligible homeowners had RMLs in 2013. In this paper, we analyze reverse mortgages in a calibrated life‐cycle model of retirement. The average welfare gain from RMLs is $252 per homeowner, and $1,770 per RML borrower. Bequest motives, uncertainty about health and expenses, and loan costs account for low demand. According to the model, the Great Recession's impact differs across age, income, and wealth distributions, with a threefold increase in RML demand for lowest income and oldest households.     

Japanese Housing Tenure Choice and Welfare Implications after the Revision of the Tenant Protection Law

A new mode of housing tenure in Japan, rental housing with fixed rental terms, was introduced in March 2000 with the revision of the Japanese Tenant Protection Law. This paper examines the implications of this new system by analyzing the determinants of the choices by households among the three types of housing tenure in Japan: owned housing, general rental housing, and rental housing with fixed rental terms, and calculates the estimated compensating variation. Our micro-data is based on the three waves of Japanese household longitudinal data (Keio Household Panel Survey, KHPS) covering all of Japan. The difference between general rental housing and rental housing with fixed rental terms is reflected in the length of the contract term and the level of rent. We carefully eliminate potential sample selection bias introduced to the conditional logit housing tenure choice model through the estimation of the hedonic price regression of each housing tenure alternative. We find that households with a smaller number of family members, those who moved from outside the local housing market, those headed by an unmarried household head, and those with plans to own a house in the near future tend to select rental housing with fixed rental terms. The estimated mean compensating variation by introducing rental housing with fixed rental terms for all households selecting that tenure is 1,205 JPY per month or 1.96% of their monthly rent. Moreover, younger and/or lower income households derived the greatest benefit from the revised law in the form of lower rents.

金融摩擦、收入风险与财富不平等

本文通过构建带有职业选择的两部门异质模型,探讨了个体面临的金融摩擦和收入风险对财富分配的作用机制。结果发现,经济中存在的金融摩擦会通过职业选择、自我保险和自融资来影响个人的财富积累,从而导致财富的集中和不平等。对模型模拟的结果表明:降低金融摩擦在总体上会降低财富不平等程度,但对不同财富阶层的影响不同,其在大幅减少前1%和前10%阶层财富份额的同时,虽然也会在一定程度上提升后50%阶层的财富份额,但提升幅度并不大,过高或过低的企业家收入风险,都会加大财富不平等程度,因而存在一个使经济中财富不平等程度最低的适度企业家收入风险水平;虽然金融摩擦和收入风险都会影响经济中的财富不平等,但收入风险本身对财富不平等程度的影响较小,其主要是通过金融摩擦放大了经济中财富不平等的程度。     

购房借贷约束与缴存家庭消费——基于公积金运营流动性视角的分析

研究制约住房公积金制度效率的因素及作用机制,对保障国民安居、推动经济高质量发展具有重要的现实意义。鉴于此,本文首先通过构建理论模型,阐述了流动性压力下,公积金对缴存家庭贷款决策与消费的影响及作用机制,并使用中国家庭金融调查数据(CHFS)对理论假说进行实证检验。研究结果表明:借贷约束会显著降低缴存家庭使用公积金贷款的概率;流动性压力是公积金管理机构提高贷款门槛,从而降低借贷受约束家庭使用公积金贷款概率的重要原因;未获得公积金贷款支持的缴存家庭因购房成本的增加,家庭的非耐用品消费受到显著抑制。本文进一步通过倾向得分匹配方法和两阶段最小二乘法处理内生性问题,识别结果显示上述结论稳健可靠。本文研究表明:改善运营资金流动性不仅有助于提高公积金制度的运行效率,完善我国的住房保障体系,还有助于促进居民消费,提振内需,并为企业减费降负提供有效支持。     

Housing and Tax Policy

This paper investigates the effects of housing‐related tax policy measures on macroeconomic aggregates using a dynamic general‐equilibrium model featuring borrowing and lending across heterogeneous households, financial frictions in the form of collateral constraints tied to house prices, and a rental housing market alongside owner‐occupied housing. We analyze the effects of various tax policies and find that they all lead to significant output losses, with large long‐run tax multipliers of around 2. Among them, reducing the mortgage interest deduction is the most effective in raising tax revenue per unit of output lost, whereas reducing the depreciation allowance for rental income is the least effective.     

Borrowing in foreign currency: Austrian households as carry traders

Household borrowing in a foreign currency is a widespread phenomenon in Austria. Thirteen percent of Austrian households report their housing loan to be denominated in foreign currency, mostly Swiss franc. Yet, despite its importance, peculiar character, and acute policy concerns, we know little about the attitudes and characteristics of the households involved in this type of carry trade. We analyze a uniquely detailed financial wealth survey of 2556 Austrian households to sketch a comprehensive profile of the attitudes and characteristics of the households involved. We employ both univariate tests and multivariate multinomial logit models. The survey data suggest that risk seeking, affluent, and married households are more likely to take a housing loan in a foreign currency. Financially literate or high-income households are more likely to take a housing loan in general. These findings partially assuage policy concerns about household default risk on foreign-currency housing loans or household retirement security.     

房产税对宏观经济的影响效应研究

本文扩展Dong et al.(2019)通过企业家对住房地产和实体经济投资进行资产组合决策,把房价、投资、消费和产出等重要经济指标纳入主流新凯恩斯框架,考虑银行能否区分贷款是投入实体经济还是房地产业两种情形,分析了房产税引入住房市场前后对宏观经济的影响效应。研究结果表明:开征房产税对房地产开发投资、房价和新住房生产具有明显的抑制作用,对实体经济投资则具有正挤入效应增加和负抵押效应减少的双重效应。从短期看,当银行无法区分企业贷款是投入实体经济还是房地产业时,因前期的负抵押效应大于正挤入效应,总实物资本减少,产出下降;当可清晰区分二者时,负抵押效应变为小于正挤入效应,总实物资本增加,产出上升。鉴于推出房产税对宏观经济影响较为复杂,应充分权衡利弊,采取必要辅助措施趋利避害。     

房价预期与城镇居民家庭股市参与——理论探讨与微观经验证据

本文基于中国家庭金融调查数据,通过构建理论模型和实证检验分析了房价预期与家庭股市参与的关系,考察了行为金融偏差在房价预期影响股市参与过程中的作用,并根据背景风险、社会网络和户主特征进行异质性分析。结果表明:(1)房价上涨预期通过降低居民家庭的股票收益率预期和增加住房资产,进而降低居民家庭的股市参与概率和参与程度;(2)“心理账户”以及“有限关注”的存在显著弱化了房价上涨预期对家庭股市参与的负向作用;(3)房价上涨预期对股市参与概率和参与程度的负向作用在收入风险更高、健康状况更差、社会网络水平较低以及受教育程度偏低的家庭中更大。因此,稳定房价预期能够通过提升家庭股市参与,进而从需求角度促进股票市场的健康发展。     

我国股市财富效应对居民消费影响的实证检验——基于生命周期—持久收入理论扩展模型的新视角

基于生命周期-持久收入(LC-PIH)理论,本文建立居民收入、消费支出、股市市值和购房支出几个变量之间的实证检验模型,以研究我国股市的财富效应。选取季度和月度频率数据,测算我国2003~2018年全口径居民消费和2013~2018年乘用车消费的股市财富效应,实证结果发现全口径居民消费主要受收入的影响,股市的财富效应不显著,检验结果符合持久收入说;乘用车消费除受收入的影响之外,股市的财富效应也显著。基于实证结果,并结合发达国家较为普遍存在的财富效应,提出三点建议:一是稳步提高居民可支配收入,是促进我国消费平稳增长、发挥消费拉动经济增长基础性作用的根本;二是要发挥出股市在消费中的财富效应,需改变我国股市长期存在的牛短熊长困境;三是应进一步提高我国居民通过养老金和企业年金等间接渠道参与股市的比重,使养老金、企业年金等长期资金与资本市场形成良性互动。     

Household Income, Termination Risk and Mortgage Pricing

The premium embedded in home mortgage loans to compensate investors for their exposure to prepayment risk is a significant component of the cost of home mortgage lending. Moreover, there is some reason to believe that prepayment risk may be lower for loans to lower-income housing borrowers, especially those that are first-time home owners. If so, investor recognition of this advantage should facilitate greater willingness to acquire portfolios of lower-income housing loans, and encourage more competitive pricing in this segment of the market. This study investigates the possibility of differential mortgage prepayment behavior between lower-income home owners and non-low income home owners. The investigation relies on samples of the American Housing Survey spanning ten years of experience from 1985 to 1995. We find no significant difference between the termination or refinancing behavior of non-low income and low-income households. This result is robust to a number of alternative specifications such as restricting the low-income test group to non-moving households and to first-time owners. The same conclusions are derived from both aggregate prepayment rates and from analysis of individual household prepayment behavior.     

Financial and Housing Wealth,Expenditures and the Dividend to Ownership

For a household, home ownership provides necessary shelter, potential investment returns associated with property appreciation and a hedge against increased housing related cash outlays. In addition to potential appreciation, individual households benefit over time from a housing dividend defined as the difference between the market rent for the individual household’s housing unit and the household’s actual house ownership costs. The purchase of a house can substantially fix a household’s recurring housing related expenditures and generates a hedge (implied housing dividend) that increases with ownership tenure. This expenditure hedge (dividend) to home ownership is documented using pooled, cross-year samples from the Consumer Expenditure Survey (CEX). The housing dividend delivers a non-trivial effect on household non-housing expenditures after controlling for housing value, housing equity, financial assets and income.     

共同富裕、贸易开放与中国的代际收入流动性

本文利用2002-2018年期间的中国家庭收入调查数据,系统考察了贸易开放对中国代际收入流动性的影响及其作用机制。研究结果表明:(1)从整体上来看,贸易开放显著促进了中国的代际收入流动性,经内生性处理和稳健性检验,这一结论是成立的。(2)贸易开放主要通过促进子代教育、职业向上流动显著提高代际收入流动,但通过激励企业创新、提高子代个人努力程度的两个机制作用不显著。(3)贸易开放显著提高了男性子代的代际收入流动性,对女性子代的影响不显著,与此同时,还具有明显的“弱势群体”特点,显著提高了受教育水平较低子代、低收入家庭子代的代际收入流动性,有助于这类子代跳出“代际低收入传承陷阱”。本文研究提示贸易开放提高了中国的代际收入流动性,有利于促进共同富裕。在继续提高贸易开放水平的同时,应进一步重视提高低收入家庭子代的受教育水平,关注女性子代的收入问题。     

收入差异下的住房财富效应分化——基于283个地级市数据和CHFS家庭微观数据的实证分析

本文将收入分配结构因素纳入LC-PIH模型,试图从收入分层角度寻找我国住房市场弱财富效应的根源。基于283个地级市的面板数据和CHFS家庭微观调查数据的实证研究表明:房价对消费的影响具有门限特征,中等收入城市的住房财富效应最为明显;收入作用下的家庭住房财富效应也呈现倒U形。总体上,我国住房财富效应较弱源于收入的结构性差异,中等收入群体比重偏低可能导致房价上涨对消费的促进作用被低收入阶层和高收入阶层的挤出作用抵消。     

房产税对宏观经济的影响效应研究

本文扩展Dong et al.(2019)通过企业家对住房地产和实体经济投资进行资产组合决策,把房价、投资、消费和产出等重要经济指标纳入主流新凯恩斯框架,考虑银行能否区分贷款是投入实体经济还是房地产业两种情形,分析了房产税引入住房市场前后对宏观经济的影响效应。研究结果表明:开征房产税对房地产开发投资、房价和新住房生产具有明显的抑制作用,对实体经济投资则具有正挤入效应增加和负抵押效应减少的双重效应。从短期看,当银行无法区分企业贷款是投入实体经济还是房地产业时,因前期的负抵押效应大于正挤入效应,总实物资本减少,产出下降;当可清晰区分二者时,负抵押效应变为小于正挤入效应,总实物资本增加,产出上升。鉴于推出房产税对宏观经济影响较为复杂,应充分权衡利弊,采取必要辅助措施趋利避害。     

Financial constraints and entrepreneurial investment

There is a well documented interdependence between the investment and saving decisions of entrepreneurial households. I study this interdependence in a dynamic, general equilibrium model with heterogeneous agents and occupational choice. The simulated economy replicates U.S. data on the distribution of wealth and income, and the shares of wealth and income for each occupation. The dominant incentive behind the high level of savings of business households is the desire to relax a wealth constraint in financing entrepreneurial projects in order to operate their firms at an optimal size. Because successful firms grow over time, entrepreneurs enter business despite lower initial earnings than they would receive in paid employment.     

Housing vacancies,thin markets,and idiosyncratic tastes

This paper presents a model with rental housing vacancies in equilibrium. Because of the indivisibility and multi-dimensional heterogeneity of housing units, the housing market is thin. As a result, a typical household entering the market is willing to pay a premium for its most-preferred over its second most-preferred available (vacant) unit. This confers monopoly power on landlords, which they exploit by setting rents above costs. Free entry and exit force profits to zero, with vacancies as the equilibrating mechanism. A nice feature of the model is that housing vacancies are socially useful in expanding the choice set of entering households, though there is no presumption that the market vacancy rate is socially optimal. Thin markets are modeled by assuming an idiosyncratic component to households' tastes over housing units.The positive and normative properties of the basic model, which assumes costless search, are investigated. Then the model is extended to treat costly search. Finally, directions in which the model could usefully be extended are discussed.