Entry in Local Telecommunication Markets

In this paper, we explore the determinants of recent entry into local exchange service, and the role that regulatory policies have had in aiding this policy objective. Our results suggest that the 1996 Telecommunications Act did lead to some entry, but that strategic non-price behavior by incumbents may have offset this impact to some extent. We also find that regulatory policies and market fundamentals play an important role in determining entry. Clearly, market size (measured in various ways) is an important determinant of entry, while there is empirical support for the role of more flexible regulatory mechanisms in promoting new entry.     

Rental Housing Markets and the Natural Vacancy Rate

This paper employs new census vacancy rate data to analyze the price-adjustment mechanism for rental housing. The study extends previous research on this topic, which provided conflicting evidence concerning the traditional theory of rental housing market adjustment (see Smith [10] , [11] ; DeLeeuw and Ekanem [2] ; Eubank and Sirmans [4] ; and Rosen and Smith [8] ). Cross-section and time-series data are pooled to estimate natural vacancy rates for sixteen United States cities for the 1981–85 period. The analysis further explores the determinants of variation in natural vacancy rates across those metropolitan areas.     

Urban Housing Markets Modelling: Short-Run Equilibrium Implications

This paper tests for the existence of short-run equilibrium in the urban housing market in Metropolitan Toronto. The alternative hypothesis is the housing market segmented with respect to locational and structural attributes. We found insignificant differences in attribute prices across hypothesized submarkets. This implies that an unstratified hedonic price regressions model, based on the assumption of short-run equilibrium, is equally efficient in the analysis of housing prices as a model based on a number of subsamples stratified along lines of segmentation.     

The Reliability of Fair Housing Audits to Detect Racial Discrimination in Rental Housing Markets

Racial discrimination against black Americans continues to exert a pervasive influence on all aspects of American life. This paper investigates the reliability of two techniques currently used by local fair housing groups to measure the extent of racial discrimination in the rental housing market: in-person audits and telephone audits. When we do not control for the presence of vacancies, we observe a moderate rate of reliability between the in-person audits and the telephone audits. When we control for the presence of vacancies, we observe a much higher degree of reliability between the two methods used to detect racial discrimination in rental housing markets. We conclude that these techniques are useful devices to detect racial discrimination in housing markets.     

Equilibrium of Housing and Real Estate Brokerage Markets Under Uncertainty

The purpose of this paper is to develop a model of the real estate brokerage and housing markets with imperfect information. The paper considers general equilibrium in these markets with and without a multiple listing service. Input prices are found to affect the equilibrium housing price, brokerage commission, and split factor. The introduction of a multiple listing service is found to have several important effects. The MLS causes housing value to increase, but its effect on the commission rate is indeterminate. Contrary to the results of another paper, MLS brokers, on average, will likely undertake more search for both buyers and listings than will a non-MLS broker. The primary reasons are related to the greater efficiency of search in the MLS context.     

Introduction: Deregulation and Reform of Housing and Housing Finance Markets: Recent Lessons from Western and Central Europe

Recent years have seen the emergence of substantial scholarly research devoted to cross-national comparisons of real estate markets and financial institutions. In part, these analyses evaluate real estate market efficiency and the distributional outcomes associated with diverse institutions and economies. Further, these analyses draw from the experience of different markets and institutions in a normative sense, so as to help facilitate the development of appropriate real estate market mechanisms and policy in emerging market economies.     

Multihospital Chain Acquisitions and Competition in Local Health Care Markets

This paper examines the determinants of multi-hospital acquisitions in California during a period of increased competition, 1984–1993. Evidence is examined for differences by chain type in acquisition preferences in the face of increased competitive pressure. Significant differences are found among chain types (for-profit, non-profit, and church). All three types appear to position themselves through acquisitions to obtain multiple-hospital holdings within local markets, with the non-profit type exhibiting the greatest tendency. Such positioning may enhance efficiency in payor contracting and increase market power, lowering competition in the long run.     

Indicators of Local Housing Affordability: Comparative and Spatial Approaches

This paper focuses on the measurement of local housing affordability problems. A number of different housing market indicators are offered that help identify the magnitude and nature of housing affordability problems and their geographic distribution. This interest is prompted by the predominance of housing affordability problems and the severity of the problems for many of the lowest income renter households. In addition, there is significant policy interest in "the national goal that every American family be able to afford a decent home in a suitable environment" (National Affordable Housing Act of 1990). This paper develops measures of the spatial distribution of affordability problems and implements measures of the mismatch between the demand and supply of housing affordable to the lowest income households.     

Deregulation,Entry, and Competition in Local Banking Markets

Review of Industrial Organization - By applying the Bresnahan-Reiss empirical entry threshold model on Census data for the waves 1981 to 2011, we study the evolution of entry conditions in Italian...     

Competition in Local Markets: Some Evidence from the Spanish Retail Banking Market

Using the entry threshold concept developed by Bresnahan and Reiss (Brookings Pap Econ Act 3:833–882, 1987), this paper examines how competitive conditions vary in independent local banking markets when the number of depository branches grows. With data on the Spanish retail banking sector in 2003, I estimate a discrete choice model to calculate the entry thresholds. The empirical evidence suggests that the entry of a new branch implies competition on a local level. Local branches seem to have some scope for changing prices fixed on national and regional levels. Moreover, the entry of new branches increases the competition among branches with instruments other than price (e.g., advertising, location, and promotion).      

The Effects of Assumption Financing Across Housing Price Categories

This study employs a standard housing valuation model to analyze the capitalization of below-market financing across housing price categories. The study also investigates the effect of secondary financing on housing prices and the effect of the expected holding period on discount capitalization. Using a randomly selected sample of 1981–82 housing transactions the study finds: the discount associated with below-market financing is inversely related to the absolute level of housing prices; secondary financing bears no systematic relationship to housing values; and discount capitalization is inversely related to the expected holding period.     

Estimating Differential Dynamic Merger Effects on Market Structure and Entry in Related Markets

The U.S. and EU merger guidelines emphasize “ease of entry” arguments but little is known about the dynamic impact of realized mergers on market structure. This study provides insights on this topic with the use of detailed firm-level data on the memory chip market. Our estimation results provide evidence for differential merger effects on market structure. These effects depend on whether the mergers are dominated by market-power or efficiency gains. While efficiency-dominated mergers cause exit, market-power-dominated mergers attract entrants, and these effects are increasing over time. We also find that market-power mergers have a larger effect on entry than efficiency mergers have on exit. Our results show that mergers can reduce the number of potential entrants into related product markets and serve as an instrument to “reduce the likelihood of entry”.

     

Research on Office Markets

The American Real Estate and Urban Economics Association is pleased to acknowledge the support of the Homer Hoyt Institute for this special issue on office markets. I am particularly grateful to Maury Seldin, President of the Homer Hoyt Institute, for recognizing the importance of this emerging and timely research area. His support for office market research and his ability to bring together academics, practitioners, and crucial data constitute a valuable contribution to this research area. I also acknowledge the advice and assistance of the former editors of the AREUEA Journal, Donald Haurin and Patric Hendershott; and the current editors, Dennis Capozza, James Shilling, and Kerry Vandell.     

论住房制度改革及住房保障的发展

通过系统的回顾我国住房制度改革的发展历史,以及对住房市场和住房保障两条发展路线的梳理,结合福利经济学的观点,提出住房保障是住房市场的必要补充,是对社会财富合理再分配的观点.提出了住房保障应当与住房市场相互协调,住房保障的规模要与经济发展水平、社会发展阶段相适应的相互发展关系.     

论商品房预售合同的效力

随着经济的发展,住房置业已成为人生的一件大事,预售商品房的出现又为我国房地产市场的法制建设增加了新的内容。通过阐述商品房预售合同的法律性质、合同的有效要件、合同双方的义务及合同的变更等问题,解读预售合同的效力,以帮助消费和企业提高法律意识,减少无效合同的发生,促进房地产市场的健康发展。     

基于挤出效应的住房保障规模对商品住房价格的影响

中国房地产市场中保障性住房的角色和作用愈加重要,保障性住房建设规模正在逐年扩大.商品住房价格变化是供给需求作用的结果,但是随着保障房供给规模的增加,商品住房价格的涨幅也会发生改变,说明保障房的供给规模会对普通商品房的供需产生影响.本文以北京市商品住房市场为例,选取住宅需求、住宅供给、住房投机对价格的影响为自变量,住宅价格为因变量,利用多元回归模型对商品住房价格变化进行实证研究,同时通过考虑保障房供给对住房市场产生的不同挤出效应,分析保障房供给规模供需变化对房价产生的影响,进而为政府制定相关的住房保障政策提供建议和对策.     

The Integration of Mortgage Markets and Capital Markets

In this paper, we develop a model to predict the impact of deregulation in the form of relaxing interest rate control on the integration between the mortgage credit market and the general credit market. The model is tested through the examination of the long-term Granger-like equilibrium relationship between mortgage interest rates and general interest rates in the pre-1980 regulated vs. the post-1980 deregulated periods. It is shown that the level of regulation, in the form of targeting general interest rate levels, contributes to the segmentation of the mortgage market from the capital market. To test this model, we compare the relationship between mortgage interest rates and general interest rates around 1980 where major control on interest rate levels in capital markets was lifted. Using Engle and Granger's procedure to overcome the estimation problem from nonstationarity in the interest rate series, we are able to find that the two interest rates were cointegrated after 1980 but not before. More importantly, it appears that the two markets were already integrated before the full development of the secondary mortgage markets between 1984 and 1987. Therefore, we conclude that the bulk of the integration between the mortgage and capital markets was completed as a result of the removal of interest rate controls around 1980, in contrast with previous studies that find integration occurred during the mid-1980s primarily as a result of the rapid development of the secondary mortgage markets.     

浅论房屋租赁

房屋租赁双方当事人在合同关系中享有权利。也承担相应的义务．一方履行义务就是另一方权利的实现。房屋租赁管理存在许多亟待解决的问题．必须进一步完善房屋租赁市场相关政策和法规．加强培育和发展房屋租赁服务市场,规范房屋租赁服务市场主体行为。     

The Role of Incentives for Opening Monopoly Markets: Comparing GTE and BOC Cooperation with Local Entrants

While the 1996 Telecommunications Act requires all incumbent local telephone companies to cooperate with local entrants, section 271 of the Act provides the Bell companies but not GTE additional incentives to cooperate. Using an original data set, I compare the negotiations of AT&T, as a local entrant, with GTE and with the Bell companies in states where both operate. My results suggest that the differential incentives matter: The Bells accommodate entry more than does GTE, as evidenced in quicker agreements, less litigation, and more favorable prices offered for network access. Consistent with this, there is more entry into Bell territories.