How does the location of affordable housing affect tenant welfare, the distribution of assistance, and broader societal objectives such as racial integration? Using administrative data on tenants of units funded by the Low-Income Housing Tax Credit (LIHTC), we first show that characteristics such as race and proxies for need vary widely across neighborhoods. Despite fixed eligibility requirements, LIHTC developments in more opportunity-rich neighborhoods house tenants who are higher income, more educated, and far less likely to be Black. To quantify the welfare implications, we build a residential choice model in which households choose from both market-rate and affordable housing options, where the latter must be rationed. While building affordable housing in higher-opportunity neighborhoods costs more, it also increases household welfare and reduces city-wide segregation. The gains in household welfare, however, accrue to more moderate-need, non-Black/Hispanic households at the expense of other households. This change in the distribution of assistance is primarily due to a 'crowding out' effect: households that only apply for assistance in higher-opportunity neighborhoods crowd out those willing to apply regardless of location. Finally, other policy levers'such as lowering the income limits used for means-testing'have only limited effects relative to the choice of location.
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The Effect of Low-Income Housing on Neighborhood Mobility:
Evidence from Linked Micro-Data
May 2016
Working Paper Number:
carra-2016-02
While subsidized low-income housing construction provides affordable living conditions for poor households, many observers worry that building low-income housing in poor communities induces individuals to move to poor neighborhoods. We examine this issue using detailed, nationally representative microdata constructed from linked decennial censuses. Our analysis exploits exogenous variation in low-income housing supply induced by program eligibility rules for Low-Income Housing Tax Credits to estimate the effect of subsidized housing on neighborhood mobility patterns. The results indicate little evidence to suggest a causal effect of additional low-income housing construction on the characteristics of neighborhoods to which households move. This result is true for households across the income distribution, and supports the hypothesis that subsidized housing provides affordable living conditions without encouraging households to move to less-affluent neighborhoods than they would have otherwise.
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From Marcy to Madison Square? The Effects of Growing Up in Public Housing on Early Adulthood Outcomes
November 2024
Working Paper Number:
CES-24-67
This paper studies the effects of growing up in public housing in New York City on children's long-run outcomes. Using linked administrative data, we exploit variation in the age children move into public housing to estimate the effects of spending an additional year of childhood in public housing on a range of economic and social outcomes in early adulthood. We find that childhood exposure to public housing improves labor market outcomes and reduces participation in federal safety net programs, particularly for children from the most disadvantaged families. Additionally, we find there is some heterogeneity in impacts across public housing developments. Developments located in neighborhoods with relatively fewer renters and higher household incomes are better for children overall. Our estimate of the marginal value of public funds suggests that for every $1 the government spends per child on public housing, children receive $1.40 in benefits, including $2.30 for children from the most disadvantaged families.
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A Unified Framework for Measuring Preferences for Schools and Neighborhoods
October 2007
Working Paper Number:
CES-07-27
This paper develops a comprehensive framework for estimating household preferences for school and neighborhood attributes in the presence of sorting. It embeds a boundary discontinuity design in a heterogeneous model of residential choice to address the endogeneity of school and neighborhood attributes. The model is estimated using restricted-access Census data from a large metropolitan area, yielding a number of new results. First, households are willing to pay less than one percent more in house prices ' substantially lower than previous estimates ' when the average performance of the local school increases by five percent. Second, much of the apparent willingness to pay for more educated and wealthier neighbors is explained by the correlation of these sociodemographic measures with unobserved neighborhood quality. Third, neighborhood race is not capitalized directly into housing prices; instead, the negative correlation of neighborhood race and housing prices is due entirely to the fact that blacks live in unobservably lower quality neighborhoods. Finally, there is considerable heterogeneity in preferences for schools and neighbors: in particular, we find that households prefer to selfsegregate on the basis of both race and education.
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Who Marries Whom? The Role of Segregation by Race and Class
June 2024
Working Paper Number:
CES-24-30
Americans rarely marry outside of their race or class group. We distinguish between two possible explanations: a lack of exposure to other groups versus a preference to marry within group. We develop an instrument for neighborhood exposure to opposite-sex members of other race and class groups using variation in sex ratios among nearby birth cohorts in childhood neighborhoods. We then test whether increased exposure results in more interracial (white-Black) and interclass (top-to-bottom parent income quartile) marriages. Increased exposure to opposite-sex members of other class groups generates a substantial increase in interclass marriage, but increased exposure to other race groups has no detectable effect on interracial marriage. We use these results to estimate a spatial model of the marriage market and quantify the impact of reducing residential segregation in general equilibrium. For small changes in exposure, the model implies effects in line with recent estimates from policy experiments. We then use the model to assess the overall contribution of segregation and find that residential segregation has large effects on interclass, but not interracial, marriage.
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Childhood Housing and Adult Earnings: A Between-Siblings Analysis of Housing Vouchers and Public Housing
January 2013
Working Paper Number:
CES-13-48RR
To date, research on the long-term effects of childhood participation in voucher-assisted and public housing has been limited by the lack of data and suitable identification strategies. We create a national level longitudinal data set that enables us to analyze how children's housing experiences affect adult earnings and incarceration rates. While naive estimates suggest there are substantial negative consequences to childhood participation in voucher assisted and public housing, this result appears to be driven largely by selection of households into housing assistance programs. To mitigate this source of bias, we employ household fixed-effects specifications that use only within-household (across-sibling) variation for identification. Compared to naive specifications, household fixed-effects estimates for earnings are universally more positive, and they suggest that there are positive and statistically significant benefits from childhood residence in assisted housing on young adult earnings for nearly all demographic groups. Childhood participation in assisted housing also reduces the likelihood of incarceration across all household race/ethnicity groups. Time spent in voucher-assisted or public housing is especially beneficial for females from non-Hispanic Black households, who experience substantial increases in expected earnings and lower incarceration rates.
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The Shifting of the Property Tax on Urban Renters: Evidence from New York State's Homestead Tax Option
December 2020
Working Paper Number:
CES-20-43
In 1981, New York State enabled their cities to adopt the Homestead Tax Option (HTO), which created a multi-tiered property tax system for rental properties in New York City, Buffalo, and Rochester. The HTO enabled these municipalities to impose a higher property tax rate on rental units in buildings with four or more units, compared to rental units in buildings with three or fewer units. Using restricted-use American Housing Survey data and historical property tax rates from each of these cities, we exploit within-unit across-time variation in property tax rates and rents to estimate the degree to which property taxes are shifted onto renters in the form of higher rents. We find that property owners shift approximately 14 percent of an increase in taxes onto renters. This study is the first to use within-unit across time variation in property taxes and rents to identify this shifting effect. Our estimated effect is measurably smaller than most previous studies, which often found shifting effects of over 60 percent.
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Neighborhood Revitalization and Residential Sorting
March 2024
Working Paper Number:
CES-24-12
The HOPE VI Revitalization program sought to transform high-poverty neighborhoods into mixed-income communities through the demolition of public housing projects and the construction of new housing. We use longitudinal administrative data to investigate how the program affected both neighborhoods and individual residential outcomes. In line with the stated objectives, we find that the program reduced poverty rates in targeted neighborhoods and enabled subsidized renters to live in lower-poverty neighborhoods, on average. The primary beneficiaries were not the original neighborhood residents, most of whom moved away. Instead, subsidized renters who moved into the neighborhoods after an award experienced the largest reductions in neighborhood poverty. The program reduced the stock of public housing in targeted neighborhoods but expanded access to housing vouchers in other, lower-poverty neighborhoods. Spillover effects on the poverty rates of other neighborhoods were small and dispersed throughout the city. Our estimates imply that cities that revitalized half of their public housing stock reduced the average neighborhood poverty rate among all subsidized renters by 4.1 percentage points.
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Interactions, Neighborhood Selection, and Housing Demand
August 2002
Working Paper Number:
CES-02-19
This paper contributes to the growing literature that identifies and measures the impact of social context on individual economic behavior. We develop a model of housing demand with neighborhood e'ects and neighborhood choice. Modelling neighborhood choice is of fundamental importance in estimating and understanding endogenous and exogenous neighborhood effects. That is, to obtain unbiased estimates of neighborhood effects, it is necessary to control for non-random sorting into neighborhoods. Estimation of the model exploits a unique data set of household data that has been augmented with contextual information at two di'erent levels ('scales') of aggregation. One is at the neighborhood cluster level, of about ten neighbors, with the data coming from a special sample of the American Housing Survey. A second level is the census tract to which these dwelling units belong. Tract-level data are available in the Summary Tape Files of the decennial Census data. We merge these two data sets by gaining access to confidential data of the U.S. Bureau of the Census. We overcome some limitations of these data by implementing some significant methodological advances in estimating discrete choice models. Our results for the neighborhood choice model indicate that individuals prefer to live near others like themselves. This can perpetuate income inequality since those with the best opportunities at economic success will cluster together. The results for the housing demand equation are similar to those in our earlier work [Ioannides and Zabel (2000] where we find evidence of significant endogenous and contextual neighborhood effects.
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Small Homes, Public Schools, and Property Tax Capitalization
March 2013
Working Paper Number:
CES-13-04
Efforts to estimate the degree to which local property taxes are capitalized into house values are complicated by any spurious correlation between property taxes and unobserved public services. One public service of particular interest is the provision of local public schools. Not only do public schools bulk large in the local property tax bill, but the inherent difficulty in measuring school quality has potentially undermined earlier attempts at achieving unbiased estimates of property tax capitalization. This particular problem has been of special concern since Oates' (1969) seminal paper. We sidestep the problem of omitted or misspecified measures of school quality by focusing on a segment of the housing market that likely places little-to-no value on school quality: small homes. Because few households residing in small homes have public school children, we anticipate that variations in their value does not account for differentials in public school quality. Using restricted-access microdata provided by the U.S. Census, and a quasi- experimental identification strategy, we estimate that local property taxes are nearly fully capitalized into the prices of small homes.
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You Can Take it With You: Proposition 13 Tax Benefits, Residential Mobility, and Willingness to Pay for Housing Amenities
June 2008
Working Paper Number:
CES-08-15
The endogeneity of prices has long been recognized as the main identification problem in the estimation of marginal willingness to pay (MWTP) for the characteristics of a given product. This issue is particularly important when estimating MWTP in the housing market, since a number of housing and neighborhood features are unobserved by the econometrician. This paper proposes the use of a well defined type of transaction costs ' moving costs generated by property tax laws - to deal with this type of omitted variable bias. California's Proposition 13 property tax law is the source of variation in transaction costs used in the empirical analysis. Beyond its fiscal consequences, Proposition 13 created a lock-in effect on housing choice because of the implicit tax break enjoyed by homeowners living in the same house for a long time. First, I provide estimates of this lock-in effect using a natural experiment created by two subsequent amendments to Proposition 13 - Propositions 60 and 90. These amendments allow households headed by an individual over the age of 55 to transfer the implicit tax benefit to a new home. I show that mobility rates of 55-year old homeowners are approximately 25% higher than those of 54 year olds. Second, all these features of the tax law are then incorporated into a household sorting model. The key insight of this model is that because of the property tax law, different potential buyers have different user costs for the same house. The exogenous property tax component of this user cost then works as an instrument for prices. I find that MWTP estimates for housing characteristics are approximately 100% upward biased when the model does not account for the price endogeneity.
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