Negative externalities on property values resulting from water impairment: The case of the Pigeon River Watershed

The objective of this research was to determine whether willingness to bear the negative externality from water quality impairment differs between those who do and those who do not receive economic benefit from the impairment source. Differences were tested using a hedonic analysis of ambient water quality in two discrete housing markets in the Pigeon River Watershed, which have been polluted by the operation of a paper mill. The results suggest that North Carolina residents residing in subwatersheds with impaired portions of the Pigeon River, who experience economic benefit from the paper mill in addition to its harmful effects on water quality, do perceive the pollution as a negative externality. In contrast, the effects of both the degraded river and its contributing streams on property values are perceived as negative externalities by watershed residents in Tennessee who experience only harmful effects from the pollution. Differences in willingness to bear the water-impairment externality were not indicated by variables representing view of and proximity to impaired water bodies. The results suggest that the perception of water quality to which property owners implicitly apply value should be considered when establishing water-quality regulations.     

LAND DEVELOPMENT UNDER REGULATION: COMPARISON BETWEEN THE EAST AND WEST SIDES OF THE CASCADE RANGE IN OREGON, WASHINGTON, AND CALIFORNIA

We compare how socioeconomic factors, physical landscape, profit uncertainty, and local land use policies have affected land development on the east and west sides of the Cascade Range in Oregon, Washington, and California. It is found that the west side has more actively planned and regulated land use than the east side. Consequently, the more intense land use regulations on the west side have reduced more land development than on the east side. Risks associated with alternative land uses as well as profits were important in land development decisions of both sides.     

Amenity values of spatial configurations of forest landscapes over space and time in the Southern Appalachian Highlands

This research analyzes amenity values of spatial configurations of forest landscapes over space and time in the Southern Appalachian Highlands using geographically weighted regression (GWR) in a hedonic housing-price framework with a census-block group (CBG) dataset. Results show that housing-price response to mean forest-patch size and forest-patch density increased substantially between 1990 and 2000 in a few specific areas with economically significant amenity values. The spatial and temporal dynamics of the resulting amenity-value estimates are evaluated for potential use as site-selection indicators for implementation of forest conservation programs.     

Estimating Households' Preferences for Environmental Amenities Using Equilibrium Models of Local Jurisdictions

Much research has focused on the development of equilibrium models of local jurisdictions to analyze the formation of social structures and community characteristics. These models, however, have been subjected to little empirical testing. In a recent paper, Epple and Sieg (1999) developed a new method for estimating equilibrium models of local jurisdictions, but they did not include environmental amenities in their empirical application. In this paper, we extend and apply this new method to estimate households’ preferences for alternative environmental amenities in the Portland Oregon metropolitan area. We show that estimated structural parameters would be biased if environmental amenities are ignored. By including amenities into the structural models of local jurisdictions, households’ preferences for alternative environmental amenities and public goods are estimated. Parameter values underlying households’ residential choices are uncovered. Many of the empirical regularities observed in the data are replicated (JEL R1, R2, Q2).     

Impacts of Second Home Development on Housing Prices in the Southern Appalachian Highlands

This study estimates the value of socioeconomic, spatial and environmental attributes on housing prices of both urban and rural communities in the primary and second home areas of the Southern Appalachian Highlands, using the hedonic property price model. Distance and environmental attributes are valued more heavily in the rural communities of the second home area than in the urban communities of the primary home area. The effect of second homes on housing prices is mainly evident in the rural communities. Second home development impacts a home's value by US$2,378, or 4.2% of $56,245, the average value of a rural home.     

SPATIALLY-VARYING EFFECTS OF REZONING ON HOUSING PRICE

A hedonic price equation is estimated at the parcel level to capture the spatially-varying effects of rezoning on housing prices using a geographically weighted regression - spatial autoregressive error model (GWR-SEM). The empirical results highlight a number of points. Firstly, the positive amenities from rezoning to office use act as a buffer and transition the zones between single family housing to commercial zones near downtown areas may be applicable to approving the same kind of rezoning in other areas. Secondly, when approving rezoning from agriculture to residential or commercial use, it may be necessary to anticipate the positive amenities from rezoning in less well-off neighborhoods and the negative amenities from rezoning in well-off neighborhoods. Thirdly, the positive amenities from well-designed open space preservation districts may encourage county planners to consider similar types of projects in the future.     

Measuring Interactions among Urbanization, Land Use Regulations, and Public Finance

This article presents a polychotomous choice-selectivity model to estimate the interactions among urbanization, land use regulations, and public finance in five western states (California, Idaho, Nevada, Oregon, and Washington). Land use regulations in these five states reduced the total developed area by an estimated 12.2% from 1982 to 1992, but increased housing prices between 1.3% and 4.7%, depending on the intensity of land use regulations in a county. Land use regulations also reduced public expenditure and property tax in the long run by 5.6% and 8.4%, respectively, but increased public expenditure and property tax in the short run by 9.8% and 12.6%.     

Assessing the Residential Property Tax Revenue Impact of a Shopping Center

This study investigates the impact of a shopping center on surrounding housing prices. Instead of using simple Euclidean distance to measure proximity to the shopping center, this study creates multiple sizes of driving time buffers around the shopping center to better reflect real accessibility and to capture the distance-decay effects of the accessibility. We apply a spatial hedonic model with a series of driving time buffer variables to capture the influence of a shopping center in a metropolitan county in Tennessee. The findings suggest that households place a positive value on proximity to a shopping center with a travel time distance of 3?C20?min in the case of the Turkey Creek Shopping Center, the largest and most recently developed shopping center in the Knoxville metropolitan area. Based on estimates of enhanced house values as they relate to proximity to the shopping center, we were able to calculate total annual property tax revenues ranging between $1.12 and $1.17 million for the county and city governments owing to the development of the Turkey Creek Shopping center.     

Returns to Scale in Small and Large U.S. Manufacturing Establishments: Further Evidence

Nguyen and Reznek (1991) used plant-level data for five 4-digit SIC industries to estimate and compare the degrees of returns-to-scale for establishments of various size classes for the years 1977 and 1982. They found that the estimated scale elasticities of all plant sizes have values approximately equal to one. They, therefore, concluded that both small and large establishments under study are equally efficient in production. The purpose of the present study is to extend and improve upon Nguyen and Reznek's work by (1) extending the data set to cover the entire U.S. manufacturing sector, (2) improving the model by including energy as a separate input in production, and (3) relaxing the assumption of homogeneity and estimating an unrestricted (non-homogeneous, non-homothetic) production model. With the improved model and data, it is found that the estimated scale elasticities for all sizes of establishment are statistically insignificantly different from one. Thus, the result confirms and strengthens Nguyen and Reznek's finding that a large establishment size is not a necessary condition for efficient production.