Economics

"Where, When, Why, and for whom do Residential Contexts Matter? Moving Away From the Dichotomous Understanding of Neighborhood Effects.

"Where, When, Why, and for whom do Residential Contexts Matter? Moving Away From the Dichotomous Understanding of Neighborhood Effects.
Sharkey, Patrick and Jacob W. Faber. 2014. "Where, When, Why, and for whom do Residential Contexts Matter? Moving Away From the Dichotomous Understanding of Neighborhood Effects." Annual Review of Sociology, 40: 559-579.

Patrick Sharkey and Jacob William Faber
05/05/2014

The literature on neighborhood effects frequently is evaluated or interpreted in relation to the question, “Do neighborhoods matter?” We argue that this question has had a disproportionate influence on the field and does not align with the complexity of theoretical models of neighborhood effects or empirical findings that have arisen from the literature. In this article, we focus on empirical work that considers how different dimensions of individuals' residential contexts become salient in their lives, how contexts influence individuals' lives over different timeframes, how individuals are affected by social processes operating at different scales, and how residential contexts influence the lives of individuals in heterogeneous ways. In other words, we review research that examines where, when, why, and for whom do residential contexts matter. Using the large literature on neighborhoods and educational and cognitive outcomes as an example, the research we review suggests that any attempt to reduce the literature to a single answer about whether neighborhoods matter is misguided. We call for a more flexible study of context effects in which theory, measurement, and methods are more closely aligned with the specific mechanisms and social processes under study.

Do Tax Credits Stimulate R&D Spending? The Effect of the R&D Tax Credit in its First Decade

Do Tax Credits Stimulate R&D Spending? The Effect of the R&D Tax Credit in its First Decade
Revise & Resubmit ~ Journal of Public Economics

Rao, Nirupama S.
03/08/2014

This paper examines the impact of the R&D tax credit between 1981-1991 using confidential IRS data from corporate tax returns. The key advances on previous work are an instrumental variables strategy based on tax law changes that addresses the simultaneity between R&D spending and its user cost and the use of new confidential data. Estimates imply that a ten percent reduction in the user cost of R&D leads the average firm to increase its research intensity—the ratio of R&D spending to sales—by 11 percent in the short-run. Long-run estimates imply that firms do face adjustment costs and further increase spending over the longer-run. Analysis of the components of qualified research shows that wages and supplies account for the bulk of the increase in research spending. Comparisons of the elasticity across firms of different sizes, industries, tax status, multi-national status and credit history are also made. Neither small nor young firms appear more responsive in the static analysis but the dynamic model reveals stronger short-run responses, suggesting that they may face lower adjustment costs or liquidity constraints in financing R&D. Long-run and retiming analyses show no evidence that firms allocate their qualified research spending over time to maximize their R&D tax credits. Elasticities of qualified and total research intensities from a smaller sample suggest firms respond to user cost changes largely by increasing their qualified spending, meaning that what R&D the federal credit deems qualified research is an important margin on which the credit affects firm behavior.

The Foreclosure Crisis and Community Development: Exploring the Foreclosed Stock in Hard-Hit Neighborhoods

The Foreclosure Crisis and Community Development: Exploring the Foreclosed Stock in Hard-Hit Neighborhoods
Housing Studies, forthcoming

Ingrid Gould Ellen, Josiah Madar, and Max Weselcouch
03/06/2014

As the foreclosure crisis continues, many communities are faced with a glut of properties that have completed the foreclosure process and are now owned by banks or other mortgage lenders. These properties, referred to as “real estate owned (REO),” often sit vacant for extended periods and, recent studies suggest, depress neighboring property values. They also impose significant costs on local governments, which must try to address the risk of crime, fire, and blight that vacant buildings pose. In addition, many worry that REO properties sold to unscrupulous short-term investors hasten neighborhood decline.

In this article we shed new light on the “REO problem” by studying the stock of REO properties at the neighborhood level in three urban areas: Fulton County, Georgia (which includes Atlanta), Miami-Dade County, Florida, and New York City. Using a combination of longitudinal administrative data sets on foreclosure filings, auction sales, and property transactions provided by local government sources, we identify every property transfer into REO ownership in recent years and all subsequent transfers of these properties. To explore the ongoing neighborhood and community development challenges, we divide census tracts into four groups based on their concentrations of REO properties as of the end of 2011. We then compare these neighborhood types across several dimensions. Because we use a uniform methodology for all three areas, we are also able to compare neighborhood groups across jurisdictions with the metrics we calculate.

We find several neighborhoods in Fulton County and Miami-Dade County with extremely high concentrations of REO properties as of the end of 2011, including some tracts with more than 100 REO properties. In New York City, however, REO concentrations are generally much lower, and no census tract had more than 12 REO properties. In all three jurisdictions, the neighborhoods with relatively high concentrations of REO properties are generally not the most distressed areas of their regions in terms of poverty and unemployment, but are still high-poverty and potentially vulnerable. Moreover, they are disproportionately black, highlighting the uneven impact the foreclosure crisis may be having on communities. Importantly, we find that that the number of REO properties in the hardest-hit neighborhoods of each area was declining as of the end of 2012 (or 2011, our latest year of data in Miami-Dade County), generally in line with the countywide or citywide trend in REO inventories, and that investors did not account for an appreciably higher proportion of purchasers of REO properties in the hardest-hit neighborhoods. Furthermore, few of the properties that were purchased by investors appear to have been “flipped” within a short period. On the other hand, we also find that those REO properties that remained in these cities as of the end of 2012 or 2011 (including those in hard-hit neighborhoods) had been in REO for a longer duration than was typical one year earlier, so the composition of the REO stock may shifting towards more problematic properties. Additionally, in Fulton County’s hardest-hit tracts REO properties made up about 40 percent of all sales in 2012, so were likely still exerting significant downward pressure on housing prices. Finally while the National Stabilization Program (NSP) may be improving neighborhoods in other ways, we find that only a negligible share of the REO sales in the hardest-hit tracts of Fulton and Miami-Dade Counties in 2010 and 2011 were to non-profit entities and developers using NSP funds.

Pathways After Default: What Happens to Distressed Mortgage Borrowers and Their Homes

Pathways After Default: What Happens to Distressed Mortgage Borrowers and Their Homes
Journal of Real Estate Finance and Economics 48(2), February 2014.

Sewin Chan, Vicki Been, Andrew Haughwout and Claudia Sharygin
02/01/2014

We use a detailed dataset of seriously delinquent mortgages to examine the dynamic process of mortgage default—from initial delinquency and default to final resolution of the loan and disposition of the property. We estimate a two-stage competing risk hazard model to assess the factors associated with post-default outcomes, including whether a borrower receives a legal notice of foreclosure. In particular, we focus on a borrower’s ability to avoid a foreclosure auction by getting a modification, by refinancing the loan, or by selling the property. We find that the outcomes of the foreclosure process are significantly related to: loan characteristics including the borrower’s credit history, current loan-to-value and the presence of a junior lien; the borrower’s post-default payment behavior, including the borrower’s participation in foreclosure counseling; neighborhood characteristics such as foreclosure rates, recent house price depreciation and median income; and the borrower’s race and ethnicity.

My Brother's Keeper? The Association between Having Siblings in Poor Health and Wealth Accumulation

My Brother's Keeper? The Association between Having Siblings in Poor Health and Wealth Accumulation
Journal of Family Issues, February, Volume 35(3), pp.358-383.

Heflin, C. and N. Chiteji
02/01/2014

When confronted with the economic costs of addressing a serious health problem, many American households do not possess the ability to deal with the crises on their own and may turn to family members for help. Using longitudinal data from the Panel Study of Income Dynamics, we examine if the level of wealth held by individuals is related to the health problems of their siblings. We find evidence that having a sibling who has experienced a health problem decreases the amount of wealth that some families have. The research has implications for the existing literatures on altruism and kin networks, as it sheds some light on the nature of altruism that prevails in U.S. families and on how kinship networks matter. Because of its focus on the consequences of health problems, the research also has implications for public policy discussions about the health care system and social insurance more generally.

The Price of Liquor is Too Damn High: Alcohol Taxation and Market Structure

The Price of Liquor is Too Damn High: Alcohol Taxation and Market Structure
Under Review

Rao, Nirupama S. (with Chris Conlon)
12/02/2013

We study the relative benefits of taxation versus market structure regulations for distilled spirits. One popular regulation, called post and hold, helps wholesalers set collusive prices as the competitive equilibrium of a single period game. Assembling new datasets of wholesale and retail prices, and sales, we show PH leads to average wholesale markups of 30-40%, with higher markups on expensive products. Taxes distort relative prices less than PH. We show Connecticut could increase tax revenue by 350% and improve consumer welfare while holding alcohol consumption fixed. However, we also show our counterfactual policy may be slightly regressive compared to PH. 

Race and neighborhoods in the 21st century: What does segregation mean today?

Race and neighborhoods in the 21st century: What does segregation mean today?
Regional Science and Urban Economics (2013), http://dx.doi.org/10.1016/j.regsciurbeco.2013.09.006

De la Roca, Jorge, Ingrid Gould Ellen and Katherine M. O'Regan.
09/14/2013

Noting the decline in segregation between blacks and whites over the past several decades, some recent work argues that racial segregation is no longer a concern in the 21st century. In response, this paper revisits some of the concerns that John Quigley raised about racial segregation and neighborhoods to assess their relevance today. We note that while segregation levels between blacks and whites have certainly declined, they remain quite high; Hispanic and Asian segregation have meanwhile remained unchanged. Further, our analysis shows that the neighborhood environments of minorities continue to be highly unequal to those enjoyed by whites. Blacks and Hispanics continue to live among more disadvantaged neighbors, to have access to lower performing schools, and to be exposed to more violent crime. Further, these differences are amplified in more segregated metropolitan areas.

Economics, First Edition.

Economics, First Edition.
McGraw-Hill/Irwin.

Karlan, Dean and Jonathan Morduch
09/06/2013

Built from the ground up to focus on what matters to students in today’s high-tech, globalized world, Dean Karlan and Jonathan Morduch’s Economics represents a new generation of products, optimized for digital delivery and available with the best-in-class adaptive study resources in McGraw-Hill’s LearnSmart Advantage Suite. Engagement with real-world problems is built into the very fabric of the learning materials as students are encouraged to think about economics in efficient, innovative, and meaningful ways.

Drawing on the authors’ experiences as academic economists, teachers, and policy advisors, a familiar curriculum is combined with material from new research and applied areas such as finance, behavioral economics, and the political economy, to share with students how what they’re learning really matters. This modern approach is organized around learning objectives and matched with sound assessment tools aimed at enhancing students’ analytical and critical thinking competencies. Students and faculty will find content that breaks down barriers between what goes on in the classroom and what is going on in our nation and broader world.

By teaching the right questions to ask, Karlan and Morduch provide readers with a method for working through decisions they’ll face in life and ultimately show that economics is the common thread that enables us to understand, analyze, and solve problems in our local communities and around the world.

Shifting the Burden: Examining the Undertaxation of Some of the Most Valuable Properties in New York City

Shifting the Burden: Examining the Undertaxation of Some of the Most Valuable Properties in New York City
Furman Center Policy Brief; July 2013

The Furman Center for Real Estate and Urban Policy
07/02/2013

Some of New York City’s most valuable properties in its highest-cost neighborhoods are significantly and persistently undervalued, according to Shifting the Burden. The report identifies 50 individual co-ops in 46 buildings that were sold in 2012 for more than the New York City Department of Finance’s estimate of the market value of the entire building. This undervaluation has significant consequences for the distribution of tax burdens in New York City.

The Role of Neighborhood Characteristics in Mortgage Default Risk: Evidence from New York City

The Role of Neighborhood Characteristics in Mortgage Default Risk: Evidence from New York City
Journal of Housing Economics 22(2), June 2013

Sewin Chan, Michael Gedal, Vicki Been & Andrew Haughwout
06/01/2013

Using a rich database of non-prime mortgages from New York City, we find that census tract level neighborhood characteristics are important predictors of default behavior, even after controlling for an extensive set of controls for loan and borrower characteristics. First, default rates increase with the rate of foreclosure notices and the number of lender-owned properties (REOs) in the tract. Second, default rates on home purchase mortgages are higher in census tracts with larger shares of black residents, regardless of the borrower’s own race. We explore possible explanations for this second finding and conclude that it likely reflects differential treatment of black neighborhoods by the mortgage industry in ways that are unobserved in our data.

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