Personal Residential Real Estate Investment in Australia: Investor Characteristics and Investment Parameters

To date our understanding of the factors affecting the housing supply stem from the private provision of new units through real estate development. This article investigates a different aspect of housing supply, the private provision of rental housing through investment in existing properties. Using logistic regression and a series of micro data sets of Australian households, we examine the investment decision of residential rental property investors over the period 1990–2004. The sample period incorporates a full real estate cycle. Our results indicate that wealth-related factors are the dominant factors driving these investments. Life-cycle factors such as marriage and children play a less important role. Most of the determinants of income property investment do not vary with the property cycle. Marriage is an exception. It became more important as house prices rose.     

Housing Tenure Choice in Australia and the United States: Impacts of Alternative Subsidy Policies

This article compares the homeownership rates of young households in Australia and the United States and evaluates the impacts of the two countries' different approaches to subsidizing homeownership. Since about 1950, Australia's rate of homeownership has consistently been higher than that of the United States. The homeownership rate for young adults is also significantly higher in Australia. While the United States allows mortgage interest and property taxes to be deducted from income for tax purposes, Australia has provided cash subsidies for down payments and mortgage payments. We conclude that differences in housing costs and household characteristics do not explain differences in ownership rates. We also conclude that differences in subsidy policies have only a minor impact on ownership rates.     

Tenure Decisions Under a Progressive Tax Structure

Although certain provisions of the federal tax code provide subsidies to homeowners, others provide subsidies to renters in the form of tax incentives for investments in rental housing. We demonstrate that the renter subsidies dominate for households in low tax brackets whereas homeowner subsidies dominate for households in high tax brackets. Moreover the dollar magnitude involved in the tenure decision can easily push a household across tax brackets. Based on this relation, we identify an upper bound on the value of a dwelling that a household with a given income will prefer to own rather than rent for tax purposes. If the household were to choose a dwelling valued in excess of this household-specific upper bound, the tax effect would reverse and favor renting. This complication provides a possible explanation for apparent tax anomalies in tenure decisions, i.e., high income renters and/or low income homeowners.     

The Dynamics of Homeownership: Eliminating the Gap Between African American and White Households

This article uses a sample of young renters from the Panel Study of Income Dynamics and a continuous‐time econometric model to explore not only the initial tenure transition to first‐time homeownership, but also subsequent possible tenure transitions to a second owned home, back to rental tenure and, indirectly, to a second owned home from rental tenure. Once estimated, the predicted probabilities of these transitions are used to calculate the probability of homeownership at various times for households in the sample. These estimates are done separately for African Americans and whites for two different 11‐year time intervals, 1987–1997 and 1993–2003. A primary result is that if African American education, income, net wealth and savings behavior could be brought in line with that of white households the majority of the racial gap in homeownership could be eliminated in either time period.     

Who benefits the most? Risk pooling in mortgage loan insurance: Evidence from the Canadian mortgage market

This article evaluates the effect of mortgage loan insurance (MLI), an essential macroprudential tool available to policy makers, on housing affordability, household leverage, and the overall welfare of the economy. A dynamic model of the housing market with heterogeneous households and competitive housing and mortgage markets is constructed and is calibrated to Canadian data. We find that relaxing the mandatory nature of MLI required for mortgages with a loan-to-value ratio of 80% or more, in favor of a counterfactual system where MLI reflects credit risks, dampens demand for housing to purchase and puts downward pressure on house prices. Some of the households with low income and low asset holdings can no longer afford a house; therefore, the aggregate homeownership rate drops. In contrast, demand for rental units increases and rents go up.     

住房保障改革目标：居者所有其屋

由于住房是居民的最主要财产，住房性收入是居民的最主要财产性收入，所以住房调节应是财产调节的重要途径，住房收入调节应是收入调节的重要措袍；让更多居民拥有自己的房产，是实现共同富裕的重要保障，是社会主义所有制的话要内容。使居民尽量拥有自有住房，需要抑制对住房的投资需求从而控制房价水平，把廉租房、公共租赁房和经济适用房制度改为政府为低收入家庭建房制度,发展住房合作组织和集资合作建房，解决好非户籍常住人口的住房问题。     

Excess Depreciation and the Maximum Tax*

The advantages of using an accelerated form of depreciation are significantly reduced for investors with substantial wage incomes. Excess depreciation is treated as a tax preference item under current tax rules which has the effect of imposing significant tax penalties on the high wage income individual who invests in rental property and who qualifies for the maximum tax on personal service income. Under certain circumstances accelerated depreciation methods may be inferior to the straight-line method. The explanation for this phenomenon lies in the interaction between tax preference income and the maximum tax.     

Commercial Real Estate Rental Index: A Dynamic Panel Data Model Estimation

Using the actual quarterly rental income generated in the years between 2001 and 2010 by over 9,000 NCREIF commercial properties, we construct a commercial real estate rental index and estimate the time series properties (e.g., mean‐reversion speed and volatility) of market‐wide rental growth using a dynamic panel data model. The dynamic panel data model has several advantages over a standard hedonic regression. In addition, we incorporate age effects into our panel data model, and by doing so we correct the age bias in the repeated sales method and in the simple average method. Our estimates show that rental growth is cyclical but it generally lags behind broader economic growth. Surprisingly, the long‐term average rental growth is significantly lower than what is usually perceived, and the volatility of rental growth can be significantly under estimated when the conventional methods are adopted. We also find significant cross‐property type and cross‐region variations in the rental adjustment process. In contrast to the existing literature, we find a strong negative relation between rental growth and cap rate, and that this relation is significantly stronger than that between NOI growth and cap rate. Finally, we establish an empirical relation between price return and rental growth in the commercial real estate market.     

Finnish Homes—Through Passages or Traps?

This is a study of tenure choice, housing demand and mobility in the submarkets of the Helsinki metropolitan area. The empirical analysis is based on data on households, type of tenure, housing characteristics and mobility for a sample of Helsinki residents at the end of 1980s. According to our results the probability of owning is affected not only by user costs of alternative tenure forms but also by permanent income and demographic variables. Results from the tenure specific housing demand models indicate that there are non-neutralities in the housing markets. Permanent income elasticities of housing demand are clearly positive in owner-occupied sector and systematically higher than in the rented sector. The demand for owner-occupied housing depends very strongly on the age of the household head. User cost per housing unit affects housing demand negatively in both tenure forms. Effective demand is greater in private housing sector. The results suggest that owner-occupied living is preferred with heavily subsidized households the least likely to move. In the rental sector, where the probability of moving is higher, it is also true that the most heavily subsidized households are the least likely to move.     

The implications of heterogeneous habit in consumer beverage purchases on soda and sin taxes

In this article, we study the heterogeneity of habit strength in households’ demand for regular carbonated sweetened beverages (CSBs) and beer in the United States. A demand model that nests a smooth transition function is used to describe habit-based consumption patterns, revealing heterogeneous strengths of habits among households. We find that more habitual consumers, those with a strong preference for a particular product, are not as sensitive to price or expenditure as the aggregate population. This finding is further supported by simulations of the potential effects of soda and beer taxes. We find the aggregate response to soda and beer taxes is smaller than when the influence of habit is assumed to be homogeneous.     

A Cash Flow Model of Rational Housing Tenure Choice*

This paper develops a model of housing costs in a cash flow framework. The cash flow approach allows both the consumption and investment aspects of tenure choice to be analyzed. By solving the model for the rental flow equivalent to any owning situation, we can determine whether or not a household would buy or rent from an economic perspective. The results are very sensitive to the household's income, the expected duration of occupancy, the mortgage interest rate, and inflation expectations. The results suggest that “rule-of-thumb” generalizations about tenure choice are often ill-founded, and that studies of tenure choice need to explicitly consider the interaction of income, taxes, length of occupancy and expectations.     

Taxation of Residential Property in New York City: The Sources of Differential Treatment

Intrajurisdictional variations in the effective residential property tax are analyzed for New York City. Significant variation is observed by type of structure, by borough, by income quartiles, and over time. Cross-sectional regression equations indicate that effective rates tend to vary inversely with income and positively with the proportion of poverty households and building size. Market values, on the other hand, tend to vary inversely with poverty households and building age, and positively with income and building size. Over time, effective tax rates show a strong inverse relationship with the rate of inflation.     

Are There Investor Clienteles in Rental Housing?

The possible existence of investor clientele groups has received little attention in the real estate finance literature. In this paper we develop a clientele model, which in equilibrium produces a clustering of investors by tax characteristics. Low-tax-bracket investors are concentrated in low-value rental housing that attracts rents which are high in relation to property values. On the other hand, only high-tax-bracket investors will be observed in high-value rental housing, and they charge rents that are low in relation to property values. An empirical model is specified and estimated using a cross section of investors in Australian private rental housing markets. Investor clienteles are detected among property investors, though there is a weak diversification effect indicating that clientele effects may be stronger among single property investors.     

Impact of off-farm income on food security and nutrition in Nigeria

While the poverty implications of off-farm income have been analyzed in different developing countries, much less is known about the impact of off-farm income on household food security and nutrition. Here, this research gap is addressed by using farm survey data from Nigeria. Econometric analyses are employed to examine the mechanisms through which off-farm income affects household calorie and micronutrient supply, dietary quality, and child anthropometry. We find that off-farm income has a positive net effect on food security and nutrition. The prevalence of child stunting, underweight, and wasting is lower in households with off-farm income than in households without. Using a structural model, we also show that off-farm income contributes to higher food production and farm income by easing capital constraints, thus improving household welfare in multiple ways.     

The dynamics of livelihood diversification in post-famine Ethiopia

Based on data for almost 300 households this paper explores associations among income diversification, household perceptions of livelihood risks, and changes in consumption outcomes across two points in time in post-famine Ethiopia. Four key questions are addressed: i) To what extent did households emerging from the famine period with relatively higher income and calorie consumption levels also have a more diversified income base?; ii) Was higher income diversification in 1989 associated with higher income and consumption levels by 1994?; iii) Which households increased their share of income from non-cropping activities most during the inter-survey years?; and iv) Did household heads perceive a lack of non-farm income activities to be an important risk factor in famine vulnerability? We find that wealthier households tended to have more diversified income streams; those initially more diversified subsequently experienced a relatively greater increase in both income and calorie intake; households with a greater concentration of assets were more likely to fall in their relative outcome ranking (as were female-headed households); and, initially less diversified households subsequently realized greater gains in income diversification. We also find suggestive evidence that personal perceptions of risk factors guided subsequent diversification decisions.     

Extension and Application of the Mills-Muth Urban Residential Land Use Simulation Model: Milwaukee, 1977–2020

The Mills-Muth urban residential land use simulation model is extended to include two residential income classes and a proportion of residential to urban land that varies with distance from the CBD. Land area, population, households, population density and residential property value are simulated for the central city, its suburbs and the Milwaukee urban area for the years 1977, 1980, 1985, 1990 and 2020, for two scenarios that differ primarily with respect to income growth rates and automobile commuting costs. The main finding is the powerful positive effect of even relatively small real income growth on suburbanization.     

Assessment Ratios and Property Tax Burdens in Norfolk,Virginia, 1974–75*

To examine the relationship between property taxes and neighborhood housing, this paper employed property tax assessment to sale price ratios (i.e. effective tax rates) of residential properties sold during the period beginning July 1, 1974 through June 30, 1975. The analysis was designed to question whether or not the property tax in Norfolk results in different tax burdens for neighborhoods with different income levels. The results indicate there are substantial variations in effective tax rates within neighborhoods as well as between neighborhoods. More interesting is the fact that the property tax appeared to be progressive, given the measure used. If inequities in administration did not exist, it would be much more progressive. Such relationships indicate the existence of problems with the administration of the property tax in Norfolk. An examination of possible problems is conducted and some recommendations are made for potential corrective measures.     

Determinants of income diversification amongst rural households in Southern Mali

Household-level panel data from a representative sample of rural households in Southern Mali describing the different sources of household income are used to examine the determinants of income diversification. A conditional fixed effects logit model is employed in the analysis to control for household-specific effects. We find evidence that poorer households have fewer opportunities in non-cropping activities such as livestock rearing and non-farm work, and hence less diversified incomes. This appears to reflect their relative lack of capital, which makes it difficult for them to diversify away from subsistence agriculture. The results also indicate that households in remote areas are less likely to participate in the non-cropping sector than their counterparts closer to local markets, while households with educated heads are more likely to participate in the non-farm sector than those with illiterate heads. The significance of entry-constraints in explaining portfolio diversification suggests that the role of government in making assets — as well as improved infrastructure — available to poorer households is still essential in promoting income diversification.     

2011年国内外油气财税政策综述

2011年,国际油价总体呈现高位震荡的态势,重点资源国继续调整财税政策,加大对油气资源的控制力度;部分消费国下调消费环节税负以应对高油价;一些发达国家出台碳税,以减少对化石能源的使用;美国则继续运用财税政策调节国内油气生产与消费。2011年,我国全面实施资源税改革,完善相关政策法规,同时针对国内油气生产、天然气进口和企业国际化经营等出台了一系列税收优惠政策和措施。“十二五”期间,我国将继续推进税制改革,扩大增值税征收范围,调整消费税征收范围和征税环节,完善企业所得税制度,全面改革资源税,开征环境保护税。     

Taxes and the User Cost of Capital for Owner-Occupied Housing

Owner-occupied housing is said to be favored in the tax code because the return on owner's equity is not taxed and mortgage interest and property taxes can be deducted in the computation of one's income tax base. The special tax treatment reduces the user cost of capital for owner-occupied housing.
The issue treated in this paper is the measurement of the tax rate to be employed in the user cost calculations. It is argued that different tax rates are appropriate for the tenure choice and quantity-demanded decisions, and that these values depend on the detailed tax position of the household and the method of finance. Average 1977 tax rates for household in different income ranges are calculated using the NBER TAXSIM microeconomic data file on individual tax returns.