Multifamily Housing Demand: 1980–2000

Using Annual Housing Survey data on multifamily structure occupancy by household type for 1975, together with number of household projections from the Department of Agriculture, a gross level of multifamily housing demand is projected. Allowance is made for a 2 percent replacement rate of the total stock as well as a 5 percent vacancy figure for new household demand. Assuming that: (1) there is no massive shift away from one-family ownership to multifamily units, and (2) the present level of conversions from one-family units to multiple occupancy continues to offset the trend of conversion from rental multifamily units to condominium status, then total future demand for multifamily rental units is well within current construction levels.

• We are presently building one and one-half times the demand of 416,000 units per year projected for 1975–80.

• The demand from 1980 to 1990 decreases to 367,000 new units annually.

• This is further reduced to 335,000 units annually for the period 1990–2000.

The major determinants of future demand will focus on the scrap-page rate of extant facilities and the regional shifts of population.
The future supply of multifamily structures depends on an abatement of construction costs and interest rates, and/or massive levels of Government subsidy.
There is evidence that operating cost rises are challenging the financial integrity of multifamily structures. This is manifested by the HUD and private market mortgage delinquency and foreclosure rates.
Policy focus for the future should emphasize the minimization of both construction and operating costs rather than augmented delivery rates.     

Tourism development in the SADC region: The opportunities and challenges

This article presents an assessment of recent tourism performance in the countries of the Southern African Development Community region, as well as an evaluation of future prospects. It examines growth rates and source markets in developing a profile of current tourism to the region. It identifies and assesses the current and probable future impact of a range of issues and problems, which are serving either to help or hinder tourism development. It suggests necessary actions for facilitating the accelerated development of tourism. The article also analyses the countries' tourism development policies and their competitive standing with other parts of Africa and other world regions from the market's viewpoint. It evaluates future growth prospects for the region by relating these various strands of analysis to the assessments made in the World Tourism Organization's Tourism 2020 vision study. The conclusion is one of qualified optimism: the natural and sociocultural resources of the region match the growing tastes of the international tourism market but, without concerted action to improve international access and tackle the major (real and imagined) threats to tourist safety prevailing in the region, growth rates will continue to be below their potential. The region's physical remoteness from the military theatre of action consequent to the 11 September 2001 terrorist attacks in the United States could well bring the countries of the SADC, and especially South Africa, some benefit from being perceived in tourist-generating markets as safe from these activities.     

An Examination of Entry and Competitive Performance in Rural Banking Markets

This article explores the change in the level of competition in rural banking markets after the deregulation that occurred following passage of the Riegle‐Neal Act of 1994. Using an empirical model that utilizes both the number of banks and the value of deposits in a cross‐section of 278 rural markets, we decompose the impact of the entry of new banks into resulting changes in per capita demand and the costs/profits of local banks in 1994 and 2004. The results support the view that local banking markets have become more competitive since the mid‐1990s.     

Do international shocks affect small wholesalers and retailers?

Previous research has suggested that the smallest firms are those most vulnerable to international competition, as measured by exchange rate fluctuations and import shares. However, that work—and the overwhelming bulk of the empirical literature on determinants of exit or firm survival—dealt entirely with the manufacturing sector of the economy. This paper analyzes annual US data for 1989–2005 for about 50 wholesale and retail sectors to explain small firm exit rates in several employment size categories. The main result is that wholesalers respond negatively to a stronger currency in a manner similar to that of manufacturers, while retailers are generally unaffected.     

Government Purchases and the Real Exchange Rate

Recent empirical research documents that an exogenous rise in government purchases in a given country triggers a persistent depreciation of its real exchange rate—which raises an important puzzle, as standard macro models predict an appreciation of the real exchange rate. This paper presents a simple model with limited international risk sharing that can account for the empirical real exchange rate response. When faced with a country-specific rise in government purchases, local households experience a negative wealth effect; they thus work harder, and domestic output increases. Under balanced trade (financial autarky) this supply-side effect is so strong that the terms of trade worsen, and the real exchange rate depreciates. In a bonds-only economy, an increase in government purchases triggers a real exchange rate depreciation, if the rise in government purchases is sufficiently persistent and/or labor supply is highly elastic.     

Do Sovereign Re‐Ratings Destabilize Equity Markets during Financial Crises? New Evidence from Higher Return Moments

This study investigates the effects of S&P's sovereign re‐ratings on the higher moments of equity market returns over recent financial crises. Using a set of intraday stock market index prices and sovereign credit ratings for a sample of 36 countries that experienced sovereign rating changes over the period from 1996 to 2013, we find that the higher moments of stock market returns are significantly more responsive to sovereign re‐ratings during financial crises, but the effects on stock markets are not the same across different financial crises. The effects during crises are, however, magnified for large downgrades and those that are associated with a loss of investment grade status. We find that there are asymmetric effects during financial crises in that downgrades are consistently more significant than upgrades in increasing realized volatility and realized kurtosis. Both upgrades and downgrades affect realized skewness in times of crises in the expected direction.