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Remote Work and Residential Sorting: IV Evidence From Expiring Office Leases
June 2026
Working Paper Number:
CES-26-34
How has remote work reshaped residential sorting and housing demand, and what are the implications for state and local governments? To estimate causal effects, I propose a novel instrument for remote work that exploits quasi-random variation in the timing and size of office lease expirations, captured through a Bartik-style exposure measure at the residential block level. Expirations allow tenant firms to reduce office space and switch employees to remote work, generating strong first-stage effects. Remote work causes modest increases in housing and property tax expenditures in exchange for space, homeownership, and public schools, but not other neighborhood characteristics. It significantly increases migration, particularly out of cities and states that levy income taxes. At the neighborhood level, higher 2020 remote work shares cause subsequent residential turnover, demographic clustering, and property tax revenue windfalls. Taken together, the results indicate that remote work induces migration consistent with Tiebout sorting, and accounts for 10% of migration since 2020. Residential choices and tax bases now depend less on employment proximity and more on affordability and tax-benefit linkage.
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Employment and Earnings Trajectories of HUD Program Participants
May 2026
Working Paper Number:
CES-26-31
Federal housing assistance programs, such as those run by the U.S. Department of Housing and Urban Development (HUD), have been shown to reduce rent burden and improve housing stability for program participants, which may in turn have downstream impacts on their labor market attachment and career trajectories. However, existing studies from individual cities or states provide mixed evidence on the association of housing assistance with labor market outcomes. By linking HUD administrative records to matched employee-employer earnings records from the Longitudinal Employer-Household Dynamics (LEHD) program, we document how the labor market trajectories of program participants change as they enter and exit federal housing assistance programs, examining outcomes over a 14-year window surrounding entry or exit. In our analysis of entry, we find that the employment rates and earnings of first-time HUD program participants begin to increase upon entering a HUD program, which represents a reversal of prior declining trends in these outcomes. Suggestive of a positive association, these increases in employment and earnings trends exceed those of low-income non-participants from the American Community Survey (ACS). In our analysis of exits, we find that program participants who eventually leave a HUD program have increasing pre-exit trends in employment and earnings that then flatten upon exiting. Comparing these negative changes in trend to the relatively stable trajectories of those who remain in HUD programs throughout the analysis suggests that exits are associated with diminished employment and earnings trajectories.
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Lands of Opportunity: Differences in the Geography of Wealth and Income Mobility in the United States
May 2026
Working Paper Number:
CES-26-30
We provide new county-level estimates of intergenerational mobility, covering multiple economic concepts: total income, labor income, homeownership, housing wealth, and total wealth. This is possible via small-area estimation techniques and linked survey and administrative data covering millions of U.S. children born between 1978 and 1986. We find that relative mobility in wealth concepts shows less spatial clustering and more spatial variation than relative mobility in income concepts. Many cities and their suburbs exhibit lower relative mobility (i.e. higher intergenerational persistence) in wealth concepts than in income concepts. Next, we show that various local characteristics are associated with some concepts of economic mobility but not with others. For example, we estimate a strong negative association between the local severity of the Great Recession and child income, regardless of parent position in the income distribution. However, the negative association between recession severity and wealth only exists among children from poorer families. We provide a public-use data package on census.gov to facilitate further research.
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Consequences of Eviction for Parenting and Non-parenting College Students
June 2025
Working Paper Number:
CES-25-35
Amidst rising and increasingly unaffordable rents, 7.6 million people are threatened with eviction each year across the United States'and eviction rates are twice as high for renters with children. One important and neglected population who may experience unique levels of housing insecurity is college students, especially given that one in five college students are parents. In this study, we link 11.9 million student records to eviction filings from housing courts, demographic characteristics reported in decennial census and survey data, incomes reported on tax returns by students and their parents, and dates of birth and death from the Social Security Administration. Parenting students are more likely than non-parenting students to identify as female (62.81% vs. 55.94%) and Black (19.66% vs. 14.30%), be over 30 years old (42.73% vs. 20.25%), and have parents with lower household incomes ($100,000 vs. $140,000). Parenting students threatened with eviction (i.e., had an eviction filed against them) are much more likely than non-threatened parenting students to identify as female (81.18% vs. 62.81%) and Black (56.84% vs. 19.66%). In models adjusted for individual and institutional characteristics, we find that being threatened with an eviction was significantly associated with reduced likelihood of degree completion, reduced post-enrollment income, reduced likelihood of being married post-enrollment, and increased post-enrollment mortality. Among parenting students, 38.38% (95% confidence interval (CI): 32.50-44.26%) of non-threatened students completed a bachelor's degree compared to just 15.36% (CI: 11.61-19.11%) of students threatened with eviction. Our findings highlight the long-term economic and health impacts of housing insecurity during college, especially for parenting students. Housing stability for parenting students may have substantial multigenerational benefits for economic mobility and population health.
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The Effects of Eviction on Children
May 2025
Working Paper Number:
CES-25-34
Eviction may be an important channel for the intergenerational transmission of poverty, and concerns about its effects on children are often raised as a rationale for tenant protection policies. We study how eviction impacts children's home environment, school engagement, educational achievement, and high school completion by assembling new data sets linking eviction court records in Chicago and New York to administrative public school records and restricted Census records. To disentangle the consequences of eviction from the effects of correlated sources of economic distress, we use a research design based on the random assignment of court cases to judges who vary in their leniency. We find that eviction increases children's residential mobility, homelessness, and likelihood of doubling up with grandparents or other adults. Eviction also disrupts school engagement, causing increased absences and school changes. While we find little impact on elementary and middle school test scores, eviction substantially reduces high school course credits. Lastly, we find that eviction reduces high school graduation and use a novel bounding method to show that this finding is not driven by differential attrition. The disruptive effects of eviction appear worse for older children and boys. Our evidence suggests that the impact of eviction on children runs through the disruption to the home environment or school engagement rather than deterioration in school or neighborhood quality, and may be moderated by access to family support networks.
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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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Urban-Biased Growth: A Macroeconomic Analysis
June 2024
Working Paper Number:
CES-24-33
After 1980, larger US cities experienced substantially faster wage growth than smaller ones. We show that this urban bias mainly reflected wage growth at large Business Services firms. These firms stand out through their high per-worker expenditure on information technology and disproportionate presence in big cities. We introduce a spatial model of investment-specific technical change that can rationalize these patterns. Using the model as an accounting framework, we find that the observed decline in the investment price of information technology capital explains most urban-biased growth by raising the profits of large Business Services firms in big cities.
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U.S. Worker Mobility Across Establishments within Firms: Scope, Prevalence, and Effects on Worker Earnings
May 2024
Working Paper Number:
CES-24-24
Multi-establishment firms account for around 60% of U.S. workers' primary employers, providing ample opportunity for workers to change their work location without changing their employer. Using U.S. matched employer-employee data, this paper analyzes workers' access to and use of such between-establishment job transitions, and estimates the effect on workers' earnings growth of greater access, as measured by proximity of employment at other within-firm establishments. While establishment transitions are not perfectly observed, we estimate that within-firm establishment transitions account for 7.8% percent of all job transitions and 18.2% of transitions originating from the largest firms. Using variation in worker's establishment locations within their firms' establishment network, we show that having a greater share of the firm's jobs in nearby establishments generates meaningful increases in workers' earnings: a worker at the 90th percentile of earnings gains from more proximate within-firm job opportunities can expect to enjoy 2% higher average earnings over the following five years than a worker at the 10th percentile with the same baseline earnings.
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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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