Current trends in electricity consumption imply that hundreds of new fossil-fuel power plants will be built in the United States over the next several decades. Power plant siting has become increasingly contentious, in part because power plants are a source of numerous negative local externalities including elevated levels of air pollution, haze, noise and traffic. Policymakers attempt to take these local disamenities into account when siting facilities, but little reliable evidence is available about their quantitative importance. This paper examines neighborhoods in the United States where power plants were opened during the 1990s using household-level data from a restricted version of the U.S. decennial census. Compared to neighborhoods farther away, housing values and rents decreased by 3-5% between 1990 and 2000 in neighborhoods near sites. Estimates of household marginal willingness-to-pay to avoid power plants are reported separately for natural gas and other types of plants, large plants and small plants, base load plants and peaker plants, and upwind and downwind households.
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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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The Dynamics of House Price Capitalization and Locational Sorting: Evidence from Air Quality Changes
September 2012
Working Paper Number:
CES-12-22
Despite extensive use of housing data to reveal valuation of non-market goods, the process of house price capitalization remains vague. Using the restricted access American Housing Survey, a high-frequency panel of prices, turnover, and occupant characteristics, this paper examines the time path of capitalization and preference-based sorting in response to air quality changes caused by differential regulatory pressure from the 1990 Clean Air Act Amendments. The results demonstrate that owner-occupied units capitalize changes immediately, whereas rent capitalization lags. The delayed but sharp rent capitalization temporally coincides with evidence of sorting, suggesting a strong link between location choices and price dynamics.
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DO HOUSING PRICES REFLECT ENVIRONMENTAL HEALTH RISKS? EVIDENCE FROM MORE THAN 1600 TOXIC PLANT OPENINGS AND CLOSINGS
April 2013
Working Paper Number:
CES-13-14
A ubiquitous and largely unquestioned assumption in studies of housing markets is that there is perfect information about local amenities. This paper measures the housing market and health impacts of 1,600 openings and closings of industrial plants that emit toxic pollutants. We find that housing values within one mile decrease by 1.5 percent when plants open, and increase by 1.5 percent when plants close. This implies an aggregate loss in housing values per plant of about $1.5 million. While the housing value impacts are concentrated within ' mile, we find statistically significant infant health impacts up to one mile away.
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Consequences of the Clean Water Act and the Demand for Water Quality
January 2017
Working Paper Number:
CES-17-07
Since the 1972 U.S. Clean Water Act, government and industry have invested over $1 trillion to abate water pollution, or $100 per person-year. Over half of U.S. stream and river miles, however, still violate pollution standards. We use the most comprehensive set of files ever compiled on water pollution and its determinants, including 50 million pollution readings from 170,000 monitoring sites, to study water pollution's trends, causes, and welfare consequences. We have three main findings. First, water pollution concentrations have fallen substantially since 1972, though were declining at faster rates before then. Second, the Clean Water Act's grants to municipal wastewater treatment plants caused some of these declines. Third, the grants' estimated effects on housing values are generally smaller than the grants' costs.
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Industrial Investments in Energy Efficiency: A Good Idea?
January 2017
Working Paper Number:
CES-17-05
Yes, from an energy-saving perspective. No, once we factor in the negative output and productivity adoption effects. These are the main conclusions we reach by conducting the first large-scale study on cogeneration technology adoption ' a prominent form of energy-saving investments ' in the U.S. manufacturing sector, using a sample that runs from 1982 to 2010 and drawing on multiple data sources from the U.S. Census Bureau and the U.S. Energy Information Administration. We first show through a series of event studies that no differential trends exist in energy consumption nor production activities between adopters and never-adopters prior to the adoption event. We then compute a distribution of realized returns to energy savings, using accounting methods and regression methods, based on our difference-in-difference estimator. We find that (1) significant heterogeneity exists in returns; (2) unlike previous studies in the residential sector, the realized and projected returns to energy savings are roughly consistent in the industrial sector, for both private and social returns; (3) however, cogeneration adoption decreases manufacturing output and productivity persistently for at least the next 7-10 years, relative to the control group. Our IV strategies also show sizable decline in TFP post adoption.
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What Caused Racial Disparities in Particulate Exposure to Fall? New Evidence from the Clean Air Act and Satellite-Based Measures of Air Quality
January 2020
Working Paper Number:
CES-20-02
Racial differences in exposure to ambient air pollution have declined significantly in the United States over the past 20 years. This project links restricted-access Census Bureau microdata to newly available, spatially continuous high resolution measures of ambient particulate pollution (PM2.5) to examine the underlying causes and consequences of differences in black-white pollution exposures. We begin by decomposing differences in pollution exposure into components explained by observable population characteristics (e.g., income) versus those that remain unexplained. We then use quantile regression methods to show that a significant portion of the 'unexplained' convergence in black-white pollution exposure can be attributed to differential impacts of the Clean Air Act (CAA) in non-Hispanic African American and non-Hispanic white communities. Areas with larger black populations saw greater CAA-related declines in PM2.5 exposure. We show that the CAA has been the single largest contributor to racial convergence in PM2.5 pollution exposure in the U.S. since 2000 accounting for over 60 percent of the reduction.
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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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Longitudinal Environmental Inequality and Environmental Gentrification: Who Gains From Cleaner Air?
May 2017
Working Paper Number:
carra-2017-04
A vast empirical literature has convincingly shown that there is pervasive cross-sectional inequality in exposure to environmental hazards. However, less is known about how these inequalities have been evolving over time. I fill this gap by creating a new dataset, which combines satellite data on ground-level concentrations of fine particulate matter with linked administrative and survey data. This linked dataset allows me to measure individual pollution exposure for over 100 million individuals in each year between 2000 and 2014, a period of time has seen substantial improvements in average air quality. This rich dataset can then be used to analyze longitudinal dimensions of environmental inequality by examining the distribution of changes in individual pollution exposure that underlie these aggregate improvements. I confirm previous findings that cross-sectional environmental inequality has been on the decline, but I argue that this may miss longitudinal patterns in exposure that are consistent with environmental gentrification. I find that advantaged individuals at the beginning of the sample experience larger pollution exposure reductions than do initially disadvantaged individuals.
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Air Quality, Human Capital Formation and the Long-term Effects of Environmental Inequality at Birth
May 2017
Working Paper Number:
carra-2017-05
A growing body of literature suggests that pollution exposure early in life can have substantial long term effects on an individual's economic well-being as an adult, however the mechanisms for these effects remain unclear. I contribute to this literature by examining the effect of pollution exposure on several intermediate determinants of adult wages using a unique linked dataset for a large sample of individuals from two cohorts: an older cohort born around the 1970, and a younger cohort born around 1990. This dataset links responses to the American Community Survey to SSA administrative data, the universe of IRS Form 1040 tax returns, pollution concentration data from EPA air quality monitors and satellite remote sensing observations. In both OLS and IV specifications, I find that pollution exposure at birth has a large and economically significant effect on college attendance among 19-22 year olds. Using conventional estimates of the college wage premium, these effects imply that a 10 'g/m3 decrease in particulate matter exposure at birth is associated with a $190 per year increase in annual wages. This effect is smaller than the wage effects in the previous literature, which suggests that human capital acquisition associated with cognitive skills cannot fully explain the long term wage effects of pollution exposure. Indeed, I find evidence for an additional channel working through non-cognitive skill -pollution exposure at birth increases high school non-completion and incarceration among 16-24 year olds, and that these effects are concentrated within disadvantaged communities, with larger effects for non-whites and children of poor parents. I also find that pollution exposure during adolescence has statistically significant effects on high school non-completion and incarceration, but no effect on college attendance. These results suggest that the long term effects of pollution exposure on economic well-being may run through multiple channels, of which both non-cognitive skills and cognitive skills may play a role.
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UNEMPLOYMENT DURATION AND GEOGRAPHIC MOBILITY: DO MOVERS FARE BETTER THAN STAYERS?
October 2014
Working Paper Number:
CES-14-41
This study uses a sample of unemployed workers constructed from the American
Community Survey and the LEHD database, to compare the unemployment durations of those who find subsequent employment by relocating to a metropolitan area outside of their originally observed residence, versus those who find employment in their original location. Results from a hazard analysis confirm the importance of many of the determinants of migration posited in the literature, such as age, education, and local labor market conditions. While simple averages and OLS estimates indicate that migrating for a new job reduces the probability of re-employment within a given time frame and lengthens the spell of unemployment in the aggregate, after controlling for selection into migration using an IV approach based on local house price changes, the results suggest that out-migrating for employment actually has a large and significant beneficial effect of shortening the time to re-employment. This implies that those who migrate for jobs in the data may be particularly disadvantaged in their ability to find employment and thus have a strong short-term incentive to relocate.
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