RURAL–URBAN MIGRATION AND UNEMPLOYMENT: THEORY AND POLICY IMPLICATIONS*

ABSTRACT We develop a regional model where, in the city, unemployment prevails because of too high (efficiency) wages, while, in the rural area, workers are paid at their marginal productivity. We characterize the steady‐state equilibrium and show that it is unique. We then consider two policies: decreasing urban unemployment benefits and subsidizing urban employment. We find that decreasing the unemployment benefit in the city creates urban jobs and reduces rural–urban migration since new migrants have to spend some time unemployed before they can find a job in the city. On the other hand, raising employment subsidies increases urban employment but may also increase urban unemployment because it triggers more rural–urban migration. In this respect, the employment subsidy policy can backfire by raising rather than reducing urban unemployment.     

WAGES,RENTS, UNEMPLOYMENT,AND THE QUALITY OF LIFE: A CONSISTENT THEORY‐BASED MEASURE

Combining a spatial equilibrium model with a search‐matching unemployment model, this paper analyzes the willingness to pay for regional amenities and the regional quality of life when wages, rents, and unemployment risk compensate for local amenities and disamenities. The results are compared with those obtained from the Rosen‐Roback approach. We demonstrate that the traditional approach gives too much weight to the wage differential if search frictions are significant. Furthermore, the paper confirms that the wage curve is negatively sloped for quasi‐linear utility. Specifically, the wage rate increases and the unemployment rate decreases in response to an increase in the amenity level if the amenity is marginally more beneficial to producers than to consumers.     

Informal strategies of unemployment relief in Greek cities: The relevance of family,locality and housing

Unemployment in Greece hit the cities following the deindustrialization process of the 1970s. Despite governmental centralization, a thin institutional apparatus shifted the emphasis for unemployment relief and social integration to local agents and the family. This, along with difficulties of measuring a large hidden economy, makes the analysis of national trends and policies inadequate for understanding structural aspects. Case studies of two poor localities on the periphery of Athens (Perama) and Salonica (Sykies) reveal the importance of housing and urban renewal initiatives besides employment‐, skill‐ and production‐oriented policies. Housing (usually self‐built and often illegal) is crucial in the production circuit (as well as reproduction). It is related to both family strategies for unemployment relief, based on the home, and with the informal economy. The house and community infrastructure become forces of production in areas where putting‐out, subcontracting and home‐working are prevalent. The neglect of the housing sector in European social policy is therefore criticized here.     

THE IMPACT OF MIXED LAND USE ON RESIDENTIAL PROPERTY VALUES*

ABSTRACT Contemporary European urban planning policies aim to mix land uses in compact neighborhoods. It is presumed that mixing land uses yields socioeconomic benefits and therefore has a positive effect on housing values. In this paper, we investigate the impact of mixed land use on housing values using semiparametric estimation techniques. We demonstrate that a diverse neighborhood is positively valued by households. There are various land use types that have a positive impact on house prices, e.g., business services and leisure. Land uses that are incompatible with residential land use are, among others, manufacturing and wholesale. It appears that households are willing to pay about 2.5 percent more for a house in a mixed neighborhood. We also show that there is substantial heterogeneity in willingness to pay for mixed land use. For example, only apartment occupiers are willing to pay for an increase in diversity, whereas households living in other house types are not willing to pay for diversity.     

COMPENSATION FOR COMMUTES IN THE LAND AND LABOR MARKETS: SOME EVIDENCE FROM THE TOKYO METROPOLITAN AREA*

ABSTRACT. Recent research suggests that in nonmonocentric cities compensation for commutes takes the form of both lower housing prices and higher wages. This paper develops a random utility model that predicts the probability of an actor choosing to commute between each residence and job in a metropolitan area conditional on the observed location of housing units and job sites. The model allows commuting time, origin-specific amenities, land prices, destination-specific amenities and wages to influence actors' choices. We estimate the model using maximum likelihood and generalized least squares techniques and data on commuting between each of 38 origin and 15 destination jurisdictions in the Tokyo metropolitan area. The empirical results show that, all else equal, a one percent increase in commuting time reduces the probability that a route (origin-destination combination) will be chosen by almost five percent. Origin-specific amenities are not completely capitalized into land prices and destination-specific amenities are not completely capitalized into wages. Desirable residential amenities include school quality and a low ratio of day to night population. Desirable workplace amenities include a large share of white collar jobs and a high density of employment.     

Mode Choice,Commuting Cost,and Urban Household Behavior*

Abstract. In this paper, we extend the partial equilibrium urban model of DeSalvo (1985) to include mode choice. DeSalvo demonstrated that the urban model of Muth (1969) was robust to the extension to leisure choice. We show that the model is robust to mode choice as well. In addition, we derive the comparative static results that commuters choose higher speed modes for longer commutes, at higher wage rates, with greater tastes for housing, and with lower housing prices. Also, for a given distance commuted, we derive the comparative static result that commuters chose shorter duration commutes at higher wage rates. Whereas it is typically assumed that marginal commuting cost is positive and non‐increasing with distance, we derive these results. Moreover, we derive the results that marginal commuting cost rises with an exogenous increase in housing price and falls with increased tastes for housing. We also explore the effects of exogenous commuting‐cost changes on the endogenous variables of the model. The remaining comparative static results on housing consumption and location are qualitatively the same as in DeSalvo.     

UNCERTAIN INCOME AND HOUSING PRICE AND LOCATION CHOICE*

ABSTRACT. In this paper, we adapt recent developments in uncertainty modeling to the location choice paradigm. In particular, we analyze the impact of income and housing price uncertainty on housing demand and location demand characteristics in a partial equilibrium framework. We begin by recognizing that housing consumption cannot readily be altered in response to changes in income and price. We find that income and house price risk affect housing and location demands in different ways. Additionally, the spatial characteristics of price risk also affect consumer housing and location demands. For example, if housing price risk is lower farther from the central city, housing demand can be greater in those locations even with the higher transportation cost. Thus, over some locations, the expected price gradient could be positive.     

ECONOMIC IMPACTS OF CULTURAL DIVERSITY IN THE NETHERLANDS: PRODUCTIVITY,UTILITY, AND SORTING*

ABSTRACT This paper identifies the impact of cultural diversity on local economies, by explaining spatial disparities in wages and housing prices across Dutch cities using unique individual panel data of homeowners during the period 1999 and 2008. We distinguish between the effects of spatial sorting based on individual heterogeneity, interactions‐based productivity effects, and consumer amenities while controlling for interactions between the labor and housing market. In line with previous literature, we find a positive effect of cultural diversity on average housing prices. After controlling for spatial sorting, the effect of cultural diversity on housing prices is negative. The negative impact of cultural diversity on local housing markets is likely driven by a causal effect between the presence of immigrants and neighborhood quality that outweighs a positive effect of immigrant‐induced diversity in consumption goods.     

Do land use restrictions increase restaurant quality and diversity?

There is significant evidence that restrictions on residential land use reduce housing supply, increase house prices, and limit inflows of low‐income households. Local decision‐makers often argue that their efforts are mere attempts to preserve local amenities. We provide evidence that there is some truth to this claim: that residents of cities with more restrictions on land use appear to have access to higher‐quality and more diverse restaurants. In the process, we develop measures of restaurant quality based on organically generated data that, while strongly correlated with expert assessments, are more easily calculated at high frequencies and levels of geographic granularity.     

Spatial organisation and local unemployment rates in Metropolitan Adelaide: significant issue or spatial fetish?

This paper examines variations in local unemployment rates within metropolitan Adelaide and relates them to patterns of residential segregation, selection and allocation processes in rental housing and variations in accessibility to job opportunities. Adult male unemployment rates are highest in the inner and older suburbs characterised by areas of cheap privately-rented accommodation. Adult female and junior unemployment rates are generally highest in outer suburbs with high percentages of dwellings rented from the South Australian Housing Trust, and remote from job opportunities. Implications for housing, metropolitan planning and transport policies are considered. Although in the absence of an overall increase in the demand for labour such policies may be regarded as merely ameliorative, they are still worth pursuing if the opportunities to do so arise.     

IMMIGRATION AND HOUSING BOOMS: EVIDENCE FROM SPAIN*

ABSTRACT We provide causal estimates of the effect of immigration on house prices and construction activity in Spain over the period 2000–2010. During this period Spain experienced spectacular swings in both immigration and the housing market. Our instrumental‐variables estimates suggest that between 2000 and 2010, immigration led to an average 1.5 percent annual increase in the working‐age population. This was responsible for an annual increase in housing prices of about 2 percent, and for a 1.2–1.5 percent increase in housing units. Overall, immigration was responsible for one quarter of the increase in prices and about half of the construction activity over the decade.     

DEVELOPMENT POLICIES,URBAN UNEMPLOYMENT AND DEFORESTATION: THE ROLE OF INFRASTRUCTURE AND TAX POLICY IN A TWO-SECTOR MODEL*

ABSTRACT. We model an economy of a developing country that produces an exportable manufactured good in an urban sector and a nontradable rural good. Manufacturing faces a fixed wage, which encourages urban unemployment. Changes in cultivated area in the rural sector involve deforestation or reforestation at frontiers. Government taxes to pay for urban infrastructure that assists the manufacturing sector. Increases in urban infrastructure may relieve or exacerbate frontier deforestation but expands manufacturing employment and reduces urban unemployment. Rural transportation improvements exacerbate frontier deforestation but expand employment in the urban manufacturing sector. A larger population, ceteris paribus, widens the rural-urban wage gap and exacerbates deforestation, but may cause manufacturing employment to expand or contract.     

SPATIAL ENTRY DETERRENCE UNDER OLIGOPOLY*

ABSTRACT. This paper examines colluding, oligopolistic firms in a linear market. By assuming that rivals do not compete for consumers at their market boundaries, it is shown that an equilibrium exists without adopting a convex transportation cost function. Two price profiles are derived. The first describes firm prices in the absence of threatened entry. The second details profit-maximizing prices which forestall entrants. Given infinite relocation costs, threatened entry leads to price adjustments by the incumbent firms.     

A HEDONIC MODEL OF INTERREGIONAL WAGES,RENTS, AND AMENITY VALUES*

ABSTRACT This paper develops a general multimarket hedonic model appropriate for a national, interregional study of wages, housing prices, and location-specific amenities. The model encompasses the effects of interregional location, intraurban location, and city size. Typically, hedonic studies focus on a single market such as labor or housing and ignore interactions implicit in a more global compensation mechanism. Examination of the comparative statics of our model indicates that single-market differentials are partial prices and are unreliable measures of amenity values in an interregional context. Unbiased amenity values are estimated for a comprehensive set of amenities using data on housing prices for 34,414 households and wages for 46,004 workers from the 1980 Census of Population and Housing. Statistically significant differences in housing prices and wages are found due to amenities.     

Amenities,affordability, and housing vouchers

Against the background of an emerging rental affordability crisis, we examine how the standard rule that households should not spend more than 30% of their income on housing expenditures leads to inefficiencies in the context of federal low‐income housing policy. We quantify how the current practice of locally indexing individual rent subsidies in the Housing Choice Voucher (HCV) program regardless of quality‐of‐life conditions implicitly incentivizes recipients to live in high‐amenity areas. We also assess a novel scenario for housing policy reform that adjusts subsidies by the amenity expenditures of low‐income households, permitting national HCV program coverage to increase.     

TAX AND FINANCIAL POLICIES FOR THE HOUSING MARKET OF THE 1980s

The imbalance in the age structure of the U.S. population has created conditions for heavy demand and consequently pressures for rising relative prices in the market for owner-occupied single family housing in the 1980s and 1990s. Working in reverse, the unbalanced demographics may well lead to the falling relative price of housing around 2010, the period in which the baby boom generation will be retiring and may wish to liquidate its housing investment. Changes in housing policies during the 1980s could help offset the anticipated costs associated with the swings in demand pressures in the housing market over the next forty years. Current favorable tax and financial policies toward homeownership encourage both the overconsumption of housing and the overinvestment in housing as a retirement asset. Tax and financial policies could be changed to neutralize the attractiveness of owner-occupied single family units relative to alternative types of housing units. To avoid overbuilding for the future, policies could encourage the efficient use of existing housing resources through intergenerational turnover, upgrading of units and neighborhood improvement, and condominium-style conversion of multiunit structures from rental to owner-occupancy. Finally, tax and financial policies toward investment could encourage the baby boom generation to diversify its retirement assets outside of housing.     

An Impact Analysis of the European Structural Funds on the Variation of the Rate of Employment and Productivity in Objective 1 Regions

Regional policies seek to enable regions to increase their competitiveness and development, and as such one priority Objective of activities financed by Structural Funds is higher employment, higher productivity and economic activity. How efficiently the regions apply the funds is a fundamental issue for the development and continuity of regional policies. We therefore consider that determining the efficiency of European regional policies is an issue of high importance, and this is the main aim of this study. We have considered it appropriate to use the available information to apply a mathematical technique known as Data Envelopment Analysis (DEA), which allows us to calculate the technical efficiency and inefficiency of the Structural Funds applied in the Objective 1 regions for the period 2000–2006. Furthermore, we wish to determine if the regions have been more efficient in creasing their levels of employment or in increasing productivity. Our study applies this methodology along with other methods like regression analysis, profit analysis and factorial analysis to determine the variation in the rate of unemployment and productivity in these European Regions. The study reveals that only eight regions are efficient, although none of them is run in all the models.     

An Impact Analysis of the European Structural Funds on the Variation of the Rate of Employment and Productivity in Objective 1 Regions

Regional policies seek to enable regions to increase their competitiveness and development, and as such one priority objective of activities financed by Structural Funds is higher employment, higher productivity and economic activity. How efficiently the regions apply the funds is a fundamental issue for the development and continuity of regional policies. We, therefore, consider that determining the efficiency of European regional policies is an issue of high importance, and this is the main aim of this study. We have considered it appropriate to use the available information to apply a mathematical technique known as data envelopment analysis, which allows us to calculate the technical efficiency and inefficiency of the Structural Funds applied in the Objective 1 regions for the period 2000–2006. Furthermore, we wish to determine if the regions have been more efficient in increasing their levels of employment or in increasing productivity. Our study applies this methodology along with other methods such as regression analysis, profit analysis and factorial analysis to determine the variation in the rate of unemployment and productivity in these European Regions. The study reveals that only eight regions are efficient, although none of them is in all the models run.     

Regional and transnational spatial planning1: problems today,perspectives for the future

This introductory contribution presents some results of the EURBANET project, dealing with European urban networks in the framework of the INTERREG IIC programme of the North‐western Metropolitan Area (NWMA). This project was conducted between 2000 and 2001 by researchers of Delft University of Technology, the University of Glasgow, the University of Dortmund, the Catholic University of Leuven and the University of Nijmegen. The central objective of the EURBANET project was to explore the role of polynucleated urban regions in the reinforcement of the competitive strength and quality of life in the NWMA, as a contribution to transnational spatial planning in the NWMA. Four polynuclear urban regions are involved: Randstad Holland, the Flemish Diamond, the RheinRuhr Area and Central Scotland (Glasgow‐Edinburgh region). One of the conclusions is that it is necessary to move between scales: from the European Union to national spatial policies (and vice versa), between national policies and regional spatial policies and between regional and urban spatial policies. At each scale, specific demands for spatial planning policies in polynuclear urban regions are becoming increasingly relevant. This is a challenge for spatial policies and policy domains like infrastructure policy, transport policy, housing policy, economic and environmental policy. We present an analysis of how polycentricity has become central to recent discussions on European and north‐west European spatial and economic planning. We launch a spatial network approach to integrate spatial policies. These wide perspectives contrast heavily with the current less satisfactory practice of spatial planning on the level of urban networks and transnational governance.     

SPATIAL HEDONIC MODELS OF AIRPORT NOISE,PROXIMITY, AND HOUSING PRICES*

ABSTRACT Despite the refrain that housing prices are determined by “location, location, and location,” few studies of airport noise and housing prices have incorporated spatial econometric techniques. We compare various spatial econometric models and estimation methods in a hedonic price framework to examine the impact of noise on 2003 housing prices near the Atlanta airport. Spatial effects are best captured by a model including both spatial autocorrelation and autoregressive parameters estimated by a generalized moments approach. In our preferred model, houses located in an area in which noise disrupts normal activities (defined by a day–night sound level of 70–75 decibels) sell for 20.8 percent less than houses located where noise does not disrupt normal activities (defined by a day–night sound level below 65 decibels). The inclusion of spatial effects magnifies the negative price impacts of airport noise. Finally, after controlling for noise, houses farther from the airport sell for less; the price elasticity with respect to distance is −0.15, implying that airport proximity is an amenity.