Do homeowners achieve more household wealth in the long run?

Despite the public’s faith in homeownership as a vehicle for wealth creation, there are surprisingly few empirical studies of the independent impact of homeownership and its duration on household wealth accumulation. This paper provides the first empirical evidence that homeownership, after controlling for other drivers of wealth accumulation, is positively and significantly associated with wealth accumulation over time. Using the Panel Survey of Income Dynamics, it examines the influence of housing tenure choices between 1989 and 2001 on household net wealth levels in 2001 after controlling for initial wealth in 1989, location, income, education, and other family and personal characteristics that might influence the rate of wealth accumulation. Importantly, the models used also control for the tendency of households to accumulate wealth between 1984 and 1989 (five years prior to the studied period). This approach is used to address the possibility that an unobserved variable—the propensity to save or accumulate wealth—may be associated with both the probability and duration of homeownership and the rate of wealth accumulation. All else equal, those who owned homes and owned for longer periods of time had significantly higher household net wealth by 2001. These results are compelling because house price appreciation over the period was near its long-run average while stock gains were above and real rent increases below their long-run averages. Hence, the findings are suggestive of a positive influence of ownership over long periods on net wealth, even during a period when alternative investments produced higher than normal returns and rents grew slowly. This is especially important because the overwhelmingly majority of households do not sell their homes shortly after buying them. In our sample, those who became owners typically owned for 7 years. Furthermore, most households that bought during a period of declining real home values in the early 1990s continued to own their homes for at least eight years and came out well ahead of those who did not own.     

Does home owning smooth the variability of future housing consumption?

We show that the hedging benefit of owning a home reduces the variability of housing consumption after a move. When a current home owner’s house price covaries positively with housing costs in a future city, changes in the future cost of housing are offset by commensurate changes in wealth before the move. Using Census micro-data, we find that the cross-sectional variation in house values subsequent to a move is lower for home owners who moved between more highly covarying cities. Our preferred estimates imply that an increase in covariance of one standard deviation reduces the variance of subsequent housing consumption by about 11%. Households at the top end of the covariance distribution who are likely to have owned large homes before moving get the largest reductions, of up to 40% relative to households at the median.     

Crime and Racial Composition in Contiguous Communities as Negative Externalities: Prejudiced Household's Evaluation of Crime Rate and Segregation Nearby Reduces Housing Values and Tax Revenues

Abstract . How the level of amenities in surrounding communities affects the residential location decisions of households is considered. The amenities specifically taken into account are the crime and racial composition of the household's community and the contiguous communities. The theory of the household's valuation of neighborhood amenities through a housing value equation is expanded to include how the household's valuation of amenities is affected by the amenities in surrounding areas. An empirical model using data for 71 suburban communities in the Chicago Standard Metropolitan Statistical Area is specified to measure the simultaneous interaction between housing values, crime, and police effort. A revenue equation is included to determine how the household's valuation of crime and racial composition could affect the community's revenue-raising ability. The empirical results indicate that the crime and racial composition of surrounding communities as well as within the household's community have a statistically significant negative effect on housing values. While the magnitude of the effect is small, the empirical results suggest that households consider the crime rate and racial composition of surrounding communities as negative externalities.     

Poverty Dynamics of Households in Rural China

The objective of our study is to identify patterns and causes of households' transitions into and out of poverty using the long household panel data on rural China in 1989–2009. We propose a discrete‐time multi‐spell duration model that not only corrects for unobserved heterogeneity, but also addresses the endogeneity due to dynamic selection associated with household's livelihood strategies. The household choosing farming or out‐migration as a main livelihood strategy was more likely to escape from persistent poverty than those taking local non‐agricultural employment. The present study emphasizes the central role of agriculture in helping the chronically poor escape from poverty.     

A journey home: What drives how long people are homeless?

This paper uses survival analysis to model exits from two alternative forms of homelessness: sleeping on the streets (‘literal homelessness’) and not having a home of one's own (‘housing insecurity’). We are unique in being able to account for time-invariant, unobserved heterogeneity. Like previous researchers, we find results consistent with negative duration dependence in models which ignore unobserved heterogeneity. However, controlling for unobserved heterogeneity, we find that duration dependence has an inverted U-shape with exit rates initially increasing (indicating positive duration dependence) and then falling. Exit rates out of both literal homelessness and housing insecurity fall with age. Women are more likely than men to exit housing insecurity for a home of their own, but are less likely to exit literal homelessness. Persons with dependent children have higher exit rates. Finally, education seems to protect people from longer periods of housing insecurity.     

Dutch housing allowances: social housing at risk

This article deals with the vulnerability of the Dutch housing allowance scheme. This scheme can be compared with the British housing benefit. The vulnerability of the scheme has been augmented by the current less favourable economic conditions (stagnating household incomes, increasing unemployment) and the Dutch government's announcement that it plans to reduce housing allowance expenditure. Two scenarios are outlined, which may serve to resolve the danger of exploding housing allowances expenditure in the coming years. If a market‐led scenario is chosen, whereby housing associations strive to achieve market rents, the housing allowance will be transformed into a form of housing voucher, the value of which is not directly related to the actual rental price of the property. In this American‐style model, the value of the vouchers would be linked to a ‘virtual’ rent, say 40% of the average rental price in the region. The housing associations would then lose their special semi‐public status. Under the social housing model, the housing associations would retain their special status provided they aimed to achieve rents somewhat lower than the market level. The housing allowance would remain directly linked to the actual rental price. However, some marked changes would be required to render this system sustainable. The Netherlands cannot avoid having to make this choice. Cet article porte sur la vulnérabilité du régime hollandais d'aide au logement. Celui‐ci est comparable aux prestations britanniques. La fragilité du régime a été accrue par les conditions économiques actuelles moins favorables (stagnation du revenu des ménages, augmentation du chômage) et par l'annonce du gouvernement néderlandais relative à la réduction prévue des dépenses d'allocation‐logement. Sont présentés deux scénarios susceptibles de limiter le risque d'explosion des dépenses d'allocations dans les années à venir. Si l'option choisie est un scénario de marché où les associations pour le logement luttent pour atteindre les loyers du marché, l'allocation‐logement se transformera en ‘bon’ dont la valeur ne sera pas directement liée au montant réel du loyer. Selon ce modèle de type américain, la valeur des ‘bons’ sera fonction d'un loyer ‘virtuel’, soit environ 40% du prix moyen dans la région; les associations perdraient alors leur statut particulier semi‐public. Selon le modèle de logement social, elles conserveraient leur statut, à condition qu'elles cherchent à atteindre des loyers légèrement inférieurs au niveau du marché; l'allocation‐logement serait alors directement liée au montant réel du loyer. Toutefois, pour que le régime subsiste, il faudrait procéder à d'importants changements. Les Pays‐Bas ne peuvent s'épargner ce choix.     

Geographic poverty traps? A micro model of consumption growth in rural China

How important are neighbourhood endowments of physical and human capital in explaining diverging fortunes over time for otherwise identical households in a developing rural economy? To answer this question we develop an estimable micro model of consumption growth allowing for constraints on factor mobility and externalities, whereby geographic capital can influence the productivity of a household's own capital. Our statistical test has considerable power in detecting geographic effects given that we control for latent heterogeneity in measured consumption growth rates at the micro level. We find robust evidence of geographic poverty traps in farm‐household panel data from post‐reform rural China. Our results strengthen the equity and efficiency case for public investment in lagging poor areas in this setting. Copyright © 2002 John Wiley & Sons, Ltd.     

Retirement and housing adjustment in later life: evidence from the British Household Panel Survey

Using data from the first five waves of the British Household Panel Survey (BHPS), we examine the extent and determinants of residential mobility for persons aged 55 or older, plus the subsequent housing adjustments made by those who move. The dimensions of adjustment examined are house value and rental costs, the number of `excess' rooms, and housing tenure. Relatively few individuals move house in later life in Britain. Choices do respond to one's own retirement, but other household changes such as loss of spouse and spouse leaving employment are also important. When a residential move is made, there is a tendency for housing consumption to change in a direction consistent with the correction of a disequilibrium position.     

Housing, home production, and the equity- and value-premium puzzles

We ask if a standard representative agent model with a home-production sector can resolve the equity-premium or value-premium puzzles. In the model, agents value market (numeraire) consumption and a home consumption good that is produced from the stock of housing, home labor, and a labor-augmenting technology shock. We construct the unobserved quantity of the home consumption good by combining observed data on numeraire consumption, hours worked in the marketplace, and rents paid on housing with restrictions of the model. We test the first-order conditions of the model using GMM. The model is rejected by the data; it cannot explain either the historical equity-premium or the value-premium.     

THE SIZE OF HOUSING SUBSIDIES IN CHINA*

Inexhaustible, strong demand for housing, which is generated from the current low rents and the work-unit-distribution housing system, has caused permanent housing shortages in China's urban sector. It is also one of the main sources of China's cost-push inflation. The transition from public to private saving, which is included in current housing reform, is the only way to solve the housing problems facing the country. Calculation of the size of housing subsidies is the very foundation of any housing reform program. Based on my estimates, the annual housing subsidy per woker expanded 8.6 limes during the period from 1978 to 1988, increasing at an anual rate of 24.1%. Total housing subsidies expanded 12.4 times, rising at an annual rate of 28.6%. Relative to GNP, the housing subsidies grew from 1.3% to 4.2% during the period. The rapid expansion of housing subsidies has several significant policy implications for China's economy. These include the need for reappraising real worker income identifying the enlarged portion of revenue in kind, and recalculating housing consumption.     

Does Home Ownership by Parents Have an Economic Impact on Their Children?

This paper uses the Panel Study of Income Dynamics to explore the impact of housing on children's productivity through educational attainment and through their housing choices as adults after they leave their parent's home. After controlling for other factors that are normally hypothesized to affect an individual's education and earnings, we find that the average child of homeowners is significantly more likely to achieve a higher level of education and, thereby, a higher level of earnings. We also find that having controlled for the factors traditionally thought to influence an individual's choice of housing tenure, as well as other parental characteristics, the housing tenure of parents plays a primary role in determining whether or not the child becomes a homeowner.     

Risk externalities and the problem of wildfire risk

Homeowners living in the wildland–urban interface must decide whether or not to create a defensible space around their house in order to mitigate the risk of a wildfire destroying their home. Risk externalities complicate this decision; the risk that one homeowner faces depends on the risk mitigation decisions of neighboring homeowners. This paper models the problem as a game played between neighbors in a wildland–urban interface. The model explains why sub-optimal investment in defensible space is likely and provides insights into the likely effectiveness of programs designed to encourage households to increase their defensible space. Data from Boulder County, Colorado confirm that a household's defensible space decision depends on the defensible space outcomes at neighboring sites.     

Housing, taxation and retirement provision

This paper considers the tax treatment of housing and the issue of savings for retirement in the context of a simplified model that still allows key aspects of the household context to be realistically represented. A model is developed in which both housing and financial assets can be used as vehicles for household saving. Individuals face perfect capital markets and choose between owner-occupied and rented accommodations. For the model developed, it is shown that the tax advantage of owner-occupied housing is not fully removed even if imputed rents are subject to income taxation. However, deferred income taxation for both housing and savings in the form of financial assets would result in an equal treatment of tenants and owner-occupiers.     

Housing Preferences of Temporary Migrants in Urban China in the wake of Gradual Hukou Reform: A Case Study of Shenzhen

In the wake of the recent announcement by the State Council concerning the provision of public rental housing across China, and the gradual reform of China's household registration system (hukou), this article explores how potential adjustments in government housing policies (namely access to public rental housing) influence the housing preferences of temporary migrants who are currently residing inside the chengzhongcun (urban villages) of Shenzhen. The results indicate that dissatisfaction with rental cost and living conditions in these urban villages are the key reasons for migrants wishing to move into public rental housing if it is offered to them — and not the fact that they are treated differently within the hukou system. Public rental housing is welcomed in particular by newly arriving migrants who live outside the Shenzhen Special Economic Zone (SEZ), and migrants who have decided to remain in Shenzhen for the foreseeable future. By contrast, dissatisfaction with urban villages is the sole contributor to housing preferences for those residing inside the SEZ.     

Effects of residential relocation on household and commuting expenditures in Shanghai, China

Over the past three decades, China's cities have undergone massive spatial restructuring in the wake of market reforms and economic growth. One consequence has been a rapid migration of urban residents to the periphery. Some movers have been forced out either by rising urban rents or government reclamation of their residences. Others have relocated willingly to modernized housing or for other lifestyle reasons. This article examines the effects of relocation to the urban edge on household well-being. It explores the factors underlying changes in housing and transportation costs as households move to the periphery. The research also examines whether those who moved involuntarily are affected differently from those who moved by choice. Results show that, relative to those who moved by choice, involuntary movers are disproportionately and adversely affected in terms of job accessibility, commute time, housing consumption and disposable income. The findings also show that, compared with higher-income households, lower-income groups are disproportionately affected in relation to housing costs, accessibility losses, disposable income and household worker composition. These results indicate that relocation compensation for involuntarily relocated households should be expanded to include more than just housing value: it should encompass urban location changes, household needs and relocation costs.     

Household borrowing and metropolitan housing price dynamics – Empirical evidence from Helsinki

This article argues that, especially in the absence of sufficient direct data on credit constraints, it is reasonable to add a household debt variable in an empirical model studying housing price dynamics. This is because household borrowing is likely to reveal information regarding the credit constraints faced by households. Moreover, debt may also give information on expected income growth and interest rate movements. The aim of this study is to examine empirically if household borrowing data, indeed, is of importance in a dynamic housing price model. In line with the prior expectations, it is found that housing appreciation in the Helsinki Metropolitan area is Granger caused by the household debt-to-GDP ratio both in the short and in the long run. Causality from the housing market to credit, in turn, seems to run only through a cointegrating long-run relation. While the estimated long-run relation between housing prices, income and debt-to-GDP ratio appears to have remained stable through the sample period (1975Q1-2006Q2), the short-run dynamics changed somewhat due to the financial liberalization in the late 1980s. The stability of the long-run relation implies that the loan data are able to cater, at least to a notable extent, for the effect of the changes in Finnish households’ liquidity constraints on housing demand. In line with previous literature, it is also found that housing price adjustment is sluggish and includes notable backward-looking features.     

Revisiting Informal-Sector Home Ownership: The Relevance of Household Composition for Housing Options of the Poor

This article examines the linkages between the housing options of the poor and their household composition. It gathers field data among renters and owners in low-income neighborhoods of Guadalajara, Mexico, and it argues that informal-sector home ownership is not favorable to the conditions of female householders. Thus, housing assistance programs that focus solely on conditions of housing in informal settlements and that promote home ownership in peripheral areas practice a discriminatory approach to housing that cannot serve the needs of a growing percentage of low-income households. Meanwhile, inner-city rental units, with the greatest concentration of female householders, are being allowed to deteriorate and may soon be erased from the city's landscape on account of real estate pressure. The paper calls for housing policy-makers and researchers to broaden their scope of concern to include renting and sharing as important shelter alternatives of the poor, and also to account for the variations in housing strategies of the poor based on changing patterns of household composition.     

Consider the non-adopter: Developing a prediction model for the adoption of household-level broadband access

We explore the decision process for the household-level adoption of broadband Internet access. Our aim, of determining the barriers to household-level broadband adoption and how to best overcome those barriers, guides our analysis in an effort to better inform broadband policy development and implementation. We introduce and rely on data collected from 3101 New Jersey households under the National Telecommunications and Information Administration's nationwide Broadband Technology Opportunity Program. Following MATH, the Model of Technology Adoption in Households, extended with a moderating control variable, we model the conditions under which a household is more or less likely to adopt household-level broadband Internet access. We specify an original two-step model that first estimates from demographic determinants a linear latent variable of the responding household's propensity to not adopt high-speed broadband Internet access, and then regresses that propensity variable on behavioral and attitudinal measures about broadband and computer use and familiarity. Analyzing those outcomes generates three empirical findings that help inform the efficient implementation of policies to establish universal broadband access: (1) demographically, household-level broadband adoption in New Jersey is colorblind: race and ethnicity, in and of themselves, do not predict household-level broadband adoption; (2) behaviorally, the strongest facilitator for household-level broadband adoption is computer use by the household decision-maker; and (3) structurally, the strongest barrier to such adoption is lack of resources. Decomposing and better understanding the phenomenon of non-adoption will help to inform planning efforts to maximize household-level broadband adoption.     

The economics of retail firms

This paper identifies retail firms as an economic institution which delivers explicit products or services to consumer together with a variety of distribution services that determine the levels of distribution costs experienced by consumers in their purchase activities. The demand for the retailer's product is derived from a household production model in which the levels of distribution services provided by the retailer play the role of fixed inputs in the household's production functions. The supply of the retailer's product is derived from a joint cost function which is non-decreasing in the levels of distribution services provided. Profit-maximizing behavior in monopolistically competive markets shows that retail firms have special economic incentives to become complex organizations by integrating backwards, offering multiple explicit products and operating in more than one market. In addition, monopolistically competitive retail firms in long-run equilibrium will exhibit excess capacity, price dispersion and product choice in distribution services.     

House prices and consumer welfare

We develop a new approach to measuring changes in consumer welfare due to changes in the price of owner-occupied housing. In our approach, an agent's welfare adjustment is defined as the transfer required to keep expected discounted utility constant given a change in current house prices. We demonstrate that, up to a first-order approximation, there is no aggregate change in welfare due to price increases in the existing housing stock. This follows from a simple market clearing condition where capital gains experienced by sellers are exactly offset by welfare losses to buyers. We show that this result holds (approximately) even in a model that accounts for changes in consumption and investment plans prompted by current house price changes. There can, however, be changes in welfare due to additions to the stock of housing, or to changes in the price of renovating and upgrading the existing stock of housing. For the United States, we estimate the welfare cost of house price appreciation to be an average of $127 per household per year over the 1984–1998 period.