Friday, 31 August 2018

Red light districts and house prices

Following on from Monday's post on legalised marijuana sales and house prices, it is reasonable to consider whether other legal or quasi-legal but controversial activities also have impacts that can be picked up in house prices. A recent working paper by Erasmo Giambona (Syracuse University) and Rafael Ribas (University of Amsterdam) considers the case of red light districts (RLDs) in the Netherlands.

This is a nice paper, and they exploit a change in city policy in 2007 that aimed to reduce the number of red light windows, as well as considering the geography of Amsterdam, where canals provide plausible breaks in the geography that can be used to identify the effects of red light windows, where prices change abruptly. This can be seen in the maps below, where the background colours represent house prices, the black dashed lines are the edges of the two main RLDs in Amsterdam, and the thick blue lines are the canal borders of those districts.


The maps seem to suggest that house prices are higher outside the borders of the RLDs up to 2006 (on the left), but less so from 2007 onwards (on the right). The comparison between the period before the change in red light windows and the period after is important. It means that the analysis isn't confounded by the access of properties to other amenities (that didn't change between the period up to 2006 and the period from 2007 onwards). Indeed, the authors show that the distribution of restaurants, bars, and coffeeshops did not change appreciably between those two time periods.

In their key results for Amsterdam, Giambona and Ribas find that:
...homes next to prostitution windows are sold at a discount as high as 24%, compared to similar properties outside the RLD...
They find similar results using alternative methods, and similar results for Utrecht, where the red light districts were closed entirely in 2013. Specifically, for Utrecht:
 ...we find that households paid up to 1.5% of their property value to be 100 meters further away from the RLDs.
What is the mechanism that underlies the negative impact of red light districts on house prices? Giambona and Ribas find that around half or more of the price difference relates to crime:
To understand the type of nuisance related to prostitution, we also investigate the change in crime rates after the downsizing of RLDs in both cities. In Amsterdam, the crime rate in the RLD declined by 18% relative to other parts of the city. Yet half of the house price discontinuity remains unexplained after controlling for all forms of reported crime and misbehavior. In Utrecht, the crime rate near the RLDs declined by 11%, which represents more than 300 crimes per year. While property crimes and violence can explain up to a third of the price effect in Utrecht, changes in drug-related crimes and minor nuisances explain almost all variation in house prices triggered by the end of the RLDs.
The results are clear - red light districts impose negative externalities on surrounding homeowners, and those externalities can be measured in terms of their effects on house prices. Crime is not the only negative externality that is present (at least for Amsterdam), so presumably red light districts also create other disamenities for their neighbourhood. As recent experience in New Zealand has suggested, for home-based brothels.

[HT: Eric Crampton at Offsetting Behaviour, back in January]

Thursday, 30 August 2018

Ontario follows Finland's lead in dropping its universal basic income pilot

Back in May, I wrote a post about Finland cancelling its universal basic income experiment. However, I totally missed the news earlier this month that Ontario was also cancelling its basic income pilot (a point that was raised in one of the presentations in the basic income session at the European Regional Science Association congress, where I am this week). As reported in Business Insider:
Anger and outrage, shock and betrayal: Those were some of the raw emotions after one of the world's largest basic-income experiments was suddenly canceled.
Earlier this week, Doug Ford, the conservative new premier of Ontario, Canada, pulled the rug out from under the experiment, which provided 4,000 people living at or near the poverty line with a stipend.
Ford's government hasn't publicly said much about its reasoning for canceling the program, other than claiming it disincentivizes recipients from finding work...
It lasted only one year, despite Ford's campaign promise to keep the pilot project funded...
"When you're encouraging people to accept money without strings attached, it really doesn't send the message that I think our ministry and our government wants to send," Lisa Macleod, Ontario's minister of children, community, and social services, told reporters this week. "We want to get people back on track and be productive members of society where that's possible." 
This is very similar to the argument behind the cancelling of Finland's basic income experiment, as I noted back in May. Why does a basic income create a disincentive for low-income work? Consider the model of the worker's decision in the diagram below. The worker has limited time (E) that they can allocate to work (and earn income, for consumption, measured on the y-axis) and leisure (measured on the x-axis). The straight line constraint represents the trade-off between consumption and leisure, and has a slope equal to the wage (actually, -w, because it is downward sloping). The highest possible indifference curve the worker can get to is I0, and the optimal bundle of consumption and leisure is E0 (which includes C0 consumption, and L0 leisure (and E-L0 work)).


What happens when you introduce a universal basic income? Since the worker doesn't need to spend time working in order to claim the universal basic income, this simply shifts the constraint upwards by the amount of the basic income (U). The worker can now reach a higher indifference curve (I1), and their optimal bundle of consumption and leisure is now E1, which includes both more consumption (C1) and more leisure (L1). More leisure means less time spent working (because (E-L1) is smaller than (E-L0)). The introduction of the universal basic income decreases work incentives. This might manifest at the extensive margin (some people who were previously working for a low wage decide to stop working entirely), or at the intensive margin (some people choose to work a little bit less).

Would a basic income increase work incentives? It seems unlikely, unless leisure has suddenly become an inferior good (a good that people prefer to consume less of when their income increases).

Could a basic income remove barriers to work? Perhaps if there are credit constraints to obtaining work, as the Business Insider article notes:
"It is kind of hard to find a job when you are struggling for food and you don't have money to keep your phone active and it goes down out of service," she said. "You can't afford to buy job clothing. You can't even do laundry to wash job-interview clothing."
On a basic income, Baltzer could eat healthier, buy clothes, go to the gym, do laundry, and afford phone and internet service to communicate with potential employers, she said.
However, credit constraints are unlikely to be binding for all non-workers, and it is entirely consistent for a basic income to both remove barriers to work for some people and reduce work incentives for other people. The proponents and critics of basic income are simply talking past each other.

A universal basic income remains a promising idea that is very difficult to implement politically. Ultimately, it is only realistic if taxpayers (and politicians) can make peace with the work disincentives that it will generate.

Monday, 27 August 2018

Legalised marijuana sales and house prices

Does the community believe that legalising marijuana sales a good thing? There are both benefits and costs associated with legalising marijuana sales. Benefits might include easier access for recreational users (and higher consumer surplus), job opportunities in the marijuana sector, savings on policing and justice costs, and increased tax revenues (if marijuana sales or profits are taxed). Costs might include adverse impacts on public health, decreased productivity, and increases in crime. How do we weigh up these benefits and costs?

Hedonic demand theory (or hedonic pricing) recognises that when you buy some (or most?) goods you aren't so much buying a single item but really a bundle of characteristics, and each of those characteristics has value. The value of the whole product is the sum of the value of the characteristics that make it up. For example, when you buy a house, you are buying its characteristics (number of bedrooms, number of bathrooms, floor area, land area, location, etc.). You are also buying the bundle of local regulations for the area the house in located in, which includes whether marijuana sales are legal. So, controlling for all of the other characteristics of houses, comparing the price of houses in areas where marijuana sales are legal with the price of houses in areas where marijuana sales are not legal, provides one way of determining how the community views the balance of benefits and costs of marijuana sales.

And that is exactly what a new paper by Cheng Cheng, Walter Mayer (both University of Mississippi), and Yanling Mayer (FNC Inc.), published in the journal Economic Inquiry (sorry I don't see an ungated version), does. Overall, I like the approach of evaluating through the effects on house prices. I've blogged before on its use in terms of the effects of radiation following the Fukushima nuclear disastersunshine, and proximity to strip clubs.

In this case, Cheng et al. outline the logic for why differences in marijuana regulations would affect house prices:
As home buyers and sellers respond to changes in local amenities and disamenities... the associated benefits and costs of the public programs, such as legalizing retail marijuana, are capitalized into housing values. However, the net effect on housing values is ambiguous ex ante given the opposing effects of the benefits and costs. For example, on the one hand, the benefits of retail marijuana legalization potentially raise housing values by either increasing housing demand (e.g., attracting more home buyers) or decreasing housing supply (e.g., discouraging homeowners from selling their properties and moving). On the other hand, the costs have the opposite effects on demand and supply and, therefore, potentially lower housing values. Thus, this paper estimates the net effect of legalizing retail marijuana on housing values, which reflects the net capitalization of the benefits and costs by the housing market.
They use data from 91,943 house sales in Colorado over the period 2010 to 2015. Over this period, 46 out of 271 municipalities in Colorado chose to adopt legalisation, while the others did not. They find that:
...on average legalizing retail marijuana in Colorado increases housing values by approximately 6%, or $15,600 per property, which can explain about 27% of the overall housing price appreciation in adopting municipalities during the examination period.
Importantly, their results demonstrate that the change in prices occurred right after marijuana was legalised, so it is unlikely that other contemporaneous changes in the housing market or regulatory environment explain the results (especially since different municipalities adopted legalisation at different times).

So it appears that, in Colorado at least, the benefits of legalisation of marijuana sales exceed the costs, because house prices in those areas adopting legalisation moved higher in response to legalisation. However, some caution is warranted before over-interpreting these results. While the benefit-cost evaluation seems to come out in favour of benefits, the size of the change in house prices may not be replicable everywhere. It is notable that Colorado was one of the first two states in the U.S. to adopt legalisation, so to the extent that some people would move to areas where marijuana sales are legal, the demand side of the market has already corrected. States that were later to adopt legalised marijuana would be unlikely to see jumps in house prices to the same extent, because any pent-up demand for living in an area with legalised marijuana sales has already been satisfied.

Sunday, 26 August 2018

Ravallion and Rodrik on globalisation and inequality

Back in 2015-2016, I wrote a series of posts related to globalisation and inequality (see hereherehere, here, and here). The overall conclusions from those posts was that global inequality has been decreasing over time, growth in China has been a big contributor to this, but that future continuation of growth in China may eventually lead to increases in inequality (as increases in inequality within China increasingly contribute to increases in global inequality).

An interesting aspect to the question of how global inequality has changed over time is the contribution of globalisation. So, I was interested to read this recent article (ungated) by Martin Ravallion (Georgetown University, but formerly at the World Bank), published in the Journal of Economic Literature. In the article, Ravallion reviews two important recent books on global inequality, being Branko Milanovic's Global Inequality: A New Approach for the Age of Globalization and Francois Bourguignon's The Globalization of Inequality. Both books are on my (very long) list of books-to-read-soon, so this review was timely for me to read, especially since you can always rely on Ravallion to give a very forthright opinion. His summary of the thesis of both books is:
...the present period of globalization is essentially seen as the joint cause of both falling inequality between countries and rising inequality within countries...
...the popular argument is that global economic integration has shifted relatively low-skilled jobs from the rich world (driving up its contribution to the within-country component of global inequality) to labor-abundant low-wage countries (driving down the between-country component of global inequality).
However, Ravallion isn't as convinced about the centrality of the role of globalisation in reducing global inequality:
My reading of the literature on the empirical determinants of economic growth at country level does not give me confidence that trade openness has been as an important driving force as the authors suggest. A reasonable summary of the evidence would probably be that trade has helped promote growth and poverty reduction in the developing world as a whole, but that is only one of a number of relevant factors, which include aspects of the initial distribution of income and human development...
Inequality appears to fall in some countries when they are opened to trade and increases in others. And there are clearly many other forces in play.
I, and hopefully my ECONS102 students given that was the most recent topic we covered, would note that trade is just one aspect of globalisation, among many. Although it may be important, there are many trends that together constitute globalisation. Ravallion touches only lightly on those other aspects, but overall for the two books he concludes that:
There has been considerable variance across countries in both their growth rates and the changes in inequality, and trade openness does not seem to stand out as the major generalizable causative factor that these books, and many other observers, assume. Technological change in unequal settings could well be a much stronger force than expanding trade. Policies have mattered to both growing poor economies and redressing inequality within countries. And these policies can coexist with considerable global integration. Globalization may well be getting too much credit, and being blamed for too much.
Dani Rodrik is another globalisation sceptic, and his arguments are neatly summarised in his book The Globalization Paradox (which I reviewed here). However, Rodrik isn't sceptical about the role of globalisation in inequality, and in a recent paper, he notes explicitly China's role in both declining global inequality and increases in within-country inequality:
[China] grew rapidly off the back of an export-oriented industrialization model: it created tens of millions of better-paying, more productive jobs in urban factories, the output of which flooded the markets of advanced economies. The transition from socialism to a more market-oriented system enabled income gaps to rise within Chinese society.
At the same time, the sharp rise in Chinese imports of relatively labor-intensive goods hit production workers in the rich economies particularly hard, just as standard trade theory would predict. Imports of labor-intensive goods predictably exerted a negative impact on wages at the low end of the earnings distribution.
However, the reduction in global inequality from China's growth are coming to an end, and Rodrik argues that it seems unlikely that other countries can follow China's model:
Ultimately, global inequality will be reduced only by faster economic growth in the developing world. The good news is that the last quarter century has shown this is possible, through better policies in the poor nations. The bad news is that export-oriented industrialization, the model that has produced the most rapid and sustained development successes to date, seems to have run out of steam.
Rodrik's solution is migration, which I note was one of the three ways that Branko Milanovic also argues that global inequality can be reduced (as I posted about here). Specifically, Rodrik notes that:
The quickest way to sharply reduce global inequality would be to drop all restrictions on labor mobility in rich countries. Yet this would cause the bottom of the labor market in those countries to collapse, and possibly cause severe institutional and political damage that undermines productivity levels in the host countries.
A more limited program of temporary work visas, with real carrots and sticks that ensured high rates of return, would produce substantial benefits to participants.
As Michael Clemens has also noted, more open international migration is a policy with large and clear potential benefits.

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