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Housing Capital and Intergenerational Mobility in the United States
August 2025
Working Paper Number:
CES-25-55
Housing represents the most important capital asset for most U.S. families. Despite substantial analysis of the intergenerational mobility of income, large gaps in our knowledge of the distribution of housing assets and their transmission over time remain, as housing is generally not reflected by income flows. Using novel linked data that combines survey responses with administrative tax data and information on ownership and valuation from property tax records for over 3.4 million families, we provide new evidence on the intergenerational transmission of housing capital. We find that housing capital is more persistent across generations than labor income. We document important disparities between average housing outcomes for White and Black children. These difference persist even conditional on parent rank in the distribution of housing assets, with the gap growing throughout the parental housing capital distribution. A decomposition shows that average differences in children's labor market outcomes associated with parental assets explain about half of the observed intergenerational persistence (a 'labor income channel'), and that there is also a substantial 'direct channel' ' conditional on children having the same earnings, children of parents with more housing assets have more assets themselves on average. The direct channel is also important for explaining the intergenerational gap in outcomes of Black and White children. Finally, we present quasi-experimental evidence that local housing supply constraints help explain spatial differences in intergenerational persistence across US counties. Our results establish the importance of housing markets, both independently from and jointly with labor markets, in shaping the intergenerational persistence of economic resources.
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Finding Suburbia in the Census
June 2025
Working Paper Number:
CES-25-40
This study introduces a methodology that goes beyond the urban/rural dichotomy to classify areas into detailed settlement types: urban cores, suburbs, exurbs, outlying towns, and rural areas. Utilizing a database that provides housing unit estimates for census tracts as defined in 2010 for all decennial census years from 1940 to 2020, this research enables a longitudinal analysis of urban spatial expansion. By maintaining consistent geography across time, the methodology described in this paper emphasizes the era of development, as well as proximity to large urban centers. This broadly applicable methodology provides a framework for comparing the evolution of urban landscapes over a significant historical period, revealing trends in the transformation of territory from rural to urban, as well as associated suburbanization and exurban growth.
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Geographic Immobility in the United States: Assessing the Prevalence and Characteristics of Those Who Never Migrate Across State Lines Using Linked Federal Tax Microdata
March 2025
Working Paper Number:
CES-25-19
This paper explores the prevalence and characteristics of those who never migrate at the state scale in the U.S. Studying people who never migrate requires regular and frequent observation of their residential location for a lifetime, or at least for many years. A novel U.S. population-sized longitudinal dataset that links individual level Internal Revenue Service (IRS) and Social Security Administration (SSA) administrative records supplies this information annually, along with information on income and socio-demographic characteristics. We use these administrative microdata to follow a cohort aged between 15 and 50 in 2001 from 2001 to 2016, differentiating those who lived in the same state every year during this period (i.e., never made an interstate move) from those who lived in more than one state (i.e., made at least one interstate move). We find those who never made an interstate move comprised 75 percent of the total population of this age cohort. This percentage varies by year of age but never falls below 62 percent even for those who were teenagers or young adults in 2001. There are also variations in these percentages by sex, race, nativity, and income, with the latter having the largest effects. We also find substantial variation in these percentages across states. Our findings suggest a need for more research on geographically immobile populations in U.S.
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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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The Census Historical Environmental Impacts Frame
October 2024
Working Paper Number:
CES-24-66
The Census Bureau's Environmental Impacts Frame (EIF) is a microdata infrastructure that combines individual-level information on residence, demographics, and economic characteristics with environmental amenities and hazards from 1999 through the present day. To better understand the long-run consequences and intergenerational effects of exposure to a changing environment, we expand the EIF by extending it backward to 1940. The Historical Environmental Impacts Frame (HEIF) combines the Census Bureau's historical administrative data, publicly available 1940 address information from the 1940 Decennial Census, and historical environmental data. This paper discusses the creation of the HEIF as well as the unique challenges that arise with using the Census Bureau's historical administrative data.
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Separate but Not Equal: The Uneven Cost of Residential Segregation for Network-Based Hiring
October 2024
Working Paper Number:
CES-24-56
This paper studies how residential segregation by race and by education affects job search via neighbor networks. Using confidential microdata from the US Census Bureau, I measure segregation for each characteristic at both the individual level and the neighborhood level. My findings are manifold. At the individual level, future coworkership with new neighbors on the same block is less likely among segregated individuals than among integrated workers, irrespective of races and levels of schooling. The impacts are most adverse for the most socioeconomically disadvantaged demographics: Blacks and those without a high school education. At the block level, however, higher segregation along either dimension raises the likelihood of any future coworkership on the block for all racial or educational groups. My identification strategy, capitalizing on data granularity, allows a causal interpretation of these results. Together, they point to the coexistence of homophily and in-group competition for job opportunities in linking residential segregation to neighbor-based informal hiring. My subtle findings have important implications for policy-making.
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Household Wealth and Entrepreneurial Career Choices: Evidence from Climate Disasters
July 2024
Working Paper Number:
CES-24-39
This study investigates how household wealth affects the human capital of startups, based on U.S. Census individual-level employment data, deed records, and geographic information system (GIS) data. Using floods as a wealth shock, a regression discontinuity analysis shows inundated residents are 7% less likely to work in startups relative to their neighbors outside the flood boundary, within a 0.1-mile-wide band. The effect is more pronounced for homeowners, consistent with the wealth effect. The career distortion leads to a significant long-run income loss, highlighting the importance of self-insurance for human capital allocation.
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The Impact of Parental Resources on Human Capital Investment and Labor Market Outcomes: Evidence from the Great Recession
June 2024
Working Paper Number:
CES-24-34
I study the impact of parents' financial resources during adolescence on postsecondary human capital investment and labor market outcomes, using house value changes during the Great Recession of 2007-2009 as a natural experiment. I use several restricted-access datasets from the U.S. Census Bureau to create a novel dataset that includes intergenerational linkages between children and their parents. This data allows me to exploit house value variation within labor markets, addressing the identification concern that local house values are related to local economic conditions. I find that the average decrease to parents' home values lead to persistent decreases in bachelor's degree attainment of 1.26%, earnings of 1.96%, and full-time employment of 1.32%. Children of parents suffering larger house value shocks are more likely to substitute into two-year degree programs, drop out of college, or be enrolled in a college program in their late 20s.
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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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Where to Build Affordable Housing?
Evaluating the Tradeoffs of Location
December 2023
Working Paper Number:
CES-23-62R
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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