Sunday, August 25, 2019

Americans Are Richer Than We Think

Our flawed measures of inflation understate wealth and improvements in consumer well-being.

By Phil Gramm and John F. Early. Mr. Early served twice as assistant commissioner at the Bureau of Labor Statistics. The CPI might overstate inflation because it does not do a good enough job in taking substitution into account and quality changes into account.

Excerpts:
"official measures of inflation are significantly overstated, leading to an understatement of America’s well-being."

"The CPI for All Urban Consumers, or CPI-U, and its derivative CPI for Wage Earners and Clerical Workers, CPI-W, are the most widely used adjustments for inflation. They have been revised over time, but improvements have been applied only prospectively. A second official index, the CPI-U-RS (research series), incorporates many of the CPI-U improvements retrospectively, improving the accuracy of historical comparisons. A third index, the Personal Consumption Expenditure Price Index, or PCEPI, improves on the CPI-U-RS by accounting for changes in actual consumer expenditures in real time."

"the government continues to base its calculations on a variety of indexes rather than use only the most accurate. BLS adjusts average hourly earnings with the CPI-W, which led it to find a 6% increase in real average hourly earnings between 1975 and 2017. The more accurate CPI-U-RS shows real hourly earnings rose 10%, and the still-more-accurate PCEPI shows real hourly earnings rose 23%, nearly four times the number BLS reports.

The Census Bureau uses CPI-U to inflate poverty thresholds and finds the incidence of poverty was unchanged from 1975 to 2017. Using the CPI-U-RS shows a decline in poverty of 14%, and using the more accurate PCEPI produces a 26% decline. The bureau, however, uses CPI-U-RS instead of CPI-U to deflate median family income, publishing its findings of a 21% increase, which would be smaller by more than half using the CPI-U and larger by two-thirds using the more accurate PCEPI.

Even PCEPI significantly overstates consumer price increases. Two recent studies, one by Bruce Meyer and James Sullivan and another by Brent Moulton, combine more than 50 credible studies documenting specific overstatements in consumer price indexes. For example, studies of personal electronic devices showed overstatements of between 3.6 and 5.8 percentage points annually because the value of new features was either understated or missed completely."

"When corrected for documented price overstatements, real average hourly earnings from 1975 to 2017 are shown to have risen some 52%, not 6%—an additional $6.77 an hour. Real median household income increased 68%, not 21%—$17,060 more annually. Gross domestic product grew 253% rather than 216%—$6,312 of additional output per capita. Productivity expanded 142% rather than 117%—$10 of additional value for every hour worked. And published poverty incidence fell by almost half."

Saturday, August 24, 2019

The more governments try to regulate what cities should look like, the more exclusive and less dynamic they'll become

See The Rent Is Too Damn High—and It's Going To Stay That Way by Christian Britschgi of Reason.
"The phrase made famous in 2009 by longshot New York City mayoral candidate Jimmy McMillan is now a reality for millions of tenants across the United States.

According to the U.S. Bureau of Labor Statistics, inflation has pushed overall consumer prices up by 154 percent since 1984. During the same period, urban rents increased by 227 percent. The website Apartment List finds that the percentage of renters nationwide who are cost-burdened—meaning more than 30 percent of their income goes to rent—rose from 24 percent in 1960 to 49 percent in 2014.

These numbers reflect a regional problem, says Emily Hamilton, a researcher with George Mason University's Mercatus Center. "It's not really a nationwide phenomenon," she explains. Rather, "it's driven by land use regulations in the most expensive markets that make it nearly impossible to add enough to the housing supply to accommodate the number of people who would like to live there."

According to data from Zillow, a real estate website, monthly rent for a median-priced one-bedroom apartment in San Francisco is $3,500, up from $2,060 in 2011. Seattle's median monthly rent for a one-bedroom apartment nearly doubled in the same period to $2,035. In Los Angeles, the price rose from $1,275 in late 2010 to $2,350 today.

What explains the steady climb in rental prices and all the affordability challenges that come with them? Rising demand and stagnating supply.

Experts say cities should add one unit of new housing for every two new jobs that come to town. America's boom cities are nowhere close to that. The San Francisco metro area has added 6.8 jobs for every new housing permit issued between 2010 and 2015. In Los Angeles, the ratio was 4.7 jobs for every housing permit. In New York, it was three jobs for every new housing permit issued.

Cities can't keep up with the inflow of new residents because they've made it as difficult as possible to add additional units, accomplishing this with restrictive zoning codes that limit how much new housing can be built and lengthy approval processes that ensure whatever new residential developments are permitted then take years to complete.

In addition, many states have established urban growth boundaries that prevent housing being built on rural or agricultural land at the fringes of urban areas. The idea behind these policies is to protect natural environments. The effect has been to stop the development of affordable suburban housing that would take the pressure off city centers and give workers more choices.

San Francisco, to take the most egregious example, puts strict limits on density, ensuring much of the city's land is reserved for single-family housing. According to a report from the city Planning Department, single-family homes make up 27 percent of the city's units while occupying 62 percent of its residential territory.

Should you find a slice of land in San Francisco appropriately zoned for apartments, chances are you'll spend years (and potentially millions of dollars) getting permission to build on it. An apartment building larger than 10 units takes, on average, more than six years to construct. Nearly four of those years are spent getting all the necessary permits and then fighting to protect them from local NIMBYs claiming your new building will cast too many shadows.

Sometimes, even local governments' housing schemes are tripped up by their rules. In Los Angeles, Metro—the area's transit agency—has spent over a decade trying to develop land it owns into supportive housing for the formerly homeless. Neighboring businesses have managed to delay the effort with administrative appeals and lawsuits alleging insufficient environmental review.

For each project that's delayed, an unknown number of developers are deterred altogether. As a result, there's just not enough housing to go around.

That's bad for more than just rental prices. Wealthier residents, unable to move into condos that were never built, outbid longtime residents for formerly affordable apartments, hastening gentrification. Those down the income ladder find themselves competing for an inadequate supply of public housing or moving farther and farther away from work and family.

Cities in 21st century America offer a cornucopia of cultural, social, and economic opportunities that Americans living just a century ago likely could not have imagined. But the more governments try to regulate what these cities should look like, the more exclusive and less dynamic they'll become."

The Libertarian Life and Legacy of David Koch

The billionaire philanthropist worked to create a world in which people are more prosperous and tolerant.

By Nick Gillespie.
"David Koch, the billionaire free market philanthropist, has died at the age of 79

Born in Wichita, Kansas, in 1940, Koch was a longtime member of the board of trustees of Reason Foundation, the nonprofit that publishes this podcast, and a major force in the modern libertarian movement. He was also, along with his older brother Charles, one of the "Koch brothers," who are regularly invoked on the left as a primary cause of all that is bad in American politics.

Such lazy demonization belies a life and fortune spent trying to build a better world through business, politics, and culture, one in which people are not only more prosperous and tolerant but free to run their own experiments in living.

In 1980, Koch was the vice presidential candidate of the Libertarian Party, whose platform that year endorsed the then-radical notions of legalizing drugs, ending penalties for victimless crimes, and full acceptance of gays and lesbians. The platform also called for the abolition of the CIA and FBI in the wake of the Church Commission findings of widespread abuse. In 1987, he told Reason, "Pursuing a very aggressive foreign policy…is an extremely expensive endeavor for the U.S. government. The cost of maintaining a huge military force abroad is gigantic. It's so big it puts a severe strain on the U.S. economy, creating economic hardships here at home." Not surprisingly, he was a critic of the Iraq War and other 21st-century interventions.

He gave widely to libertarian organizations such as Americans for Prosperity and also to cancer research and the arts. In today's podcast, Nick Gillespie speaks with Reason Senior Editor Brian Doherty, the author of Radicals For Capitalism, a history of the libertarian movement, about the life and legacy of David Koch."

Friday, August 23, 2019

Slavery Did Not Make America Richer

By Vincent Geloso. Vincent Geloso is a visiting assistant professor of economics at Bates College. He obtained a PhD in Economic History from the London School of Economics.

"In the past few decades, a new subfield of history has emerged: the history of capitalism. The subfield is widely popular in the media as a result of hugely influential books such as those of Sven Beckert and Edward Baptist. These two particular authors tie the “peculiar institution” of slavery in American history to capitalism. Many media pundits, as witnessed by recent articles in the New York Times and Vox, jumped on the works of these authors to claim that slavery was “the building block of the American economy” and it made America richer.

To make this case, these scholars invoke three facts. First, the southern states enjoyed relatively faster growth than the free northern states.  Second, slavery was immensely profitable to slaveholders. Third, the rapid increases in slave productivity – as measured by cotton picked per slave – meant that cotton output exploded. From this, a causal claim is made: slavery made America rich because increasing slave productivity increased profits and fastened economic growth.

With the exception of whether or not the South grew faster than the North, which is debatable to some degree, there is little to dispute on a factual basis. However, it is impossible to infer that America was made richer from these facts. In fact, when interpreted with the light of economic theory, the second and third facts actually suggest that the reverse is true: America was made poorer because of slavery.

Economic growth in the United States pre-1860

One of the most-cited pieces of evidence is that south enjoyed rapid economic growth before emancipation. The logic is that if the south grew faster than the north, slavery – which was so important to the southern economy – must have been a contributing factor. Most of the evidence for this rests on the works of Robert Gallman and Richard Easterlin who constructed income estimates for the period after 1840. In their pioneering work, Time on the Cross, Robert Fogel and Stanley Engerman used this data to show that, between 1840 and 1860, the south grew faster than the north: 1.7% per annum versus 1.3%.

However, this is a claim with shaky foundations. First, the benchmark year of 1860 overstates the level of income per capita. The cotton crop that year was higher than normal. The effect from this is mild, but it is enough to shave off a few decimal points to the initial estimates of growth for the southern states. Economic historian Gerald Gunderson also suggested that the census of 1840, which was used to estimate output in that year, was known to be one of the most poorly conducted in census history. This lead, in his opinion, to an inaccurate starting point that also contributes to overstating southern growth between 1840 and 1860. 

Secondly, economic historian Jeffrey Hummel identified a series of weak points in the national account estimates of Gallman and Easterlin. These weak points relate to how the South was defined (some slave states were wrongly allocated to the North), how certain new states like Texas had overstated incomes, how the income from service sectors was underestimated in some regions and overestimated in others, the value of subsistence goods given to slaves and the price deflators used to estimate output. Hummel proposed revisions to adjust for some of the problems he exposed. The revisions reduced the gap in growth rates between the region.

Third, taken separately, none of the different regions of the South experienced faster growth than the different regions of the North: the Northeast and North Central enjoyed growth rates of per capita income equal to 1.7% and 1.6% between 1840 and 1860 while the South Atlantic, East South Central and West South Central regions enjoyed growth rates of 1.2%, 1.3% and 1.0% during  the same period. This apparent anomaly is explained by internal migration: Southerners moved from where incomes below average to where they were above average. These movements in population, when aggregated for the two while regions, create the impression of fast growth in the South. However, it is worth pointing out that the higher-income states of the South grew more slowly than the higher-income states of the North. 

Lastly, if we extend the period considered, the picture that emerges is quite different. Peter Lindert and Jeffrey Williamson reconstructed income statistics between 1675 and 1860 in order the different regions of the United States with Great Britain. They found that, between 1675 and 1774, incomes per capita in the southern states fell by roughly 15% while the middle colonies stagnated and New England enjoyed a mild increase.

Thereafter, the southern economy grew, but at a slower pace than the North: economic growth stood at 1.94% per annum in New England between 1800 and 1860 while it stood at 1.66% and 0.90% in the Mid-Atlantic and South Atlantic states.

Similarly, Robert Margo’s work on wages between 1820 and 1860 showed that wages for common labor in the Northeast increased faster than in the South Atlantic and South-Central regions (although wages in the Midwest did not increase as impressively). Adding to this the wealth estimates of scholars like Alice Hanson Jones, we find that the South actually lost ground relative to the North from the beginning of the colonial era. It did grow, but the Northern states performed better.

The sum of these points suggest that we ought to be careful about making inferences from this “fact.” However, even if that point was a certain one, it would not say much about wellbeing.

Productivity and profitability: do not confuse output with utility

The other two facts – that slavery was immensely profitable and that slave productivity increased – are not debated. Scholars accept them as true. In fact, of all the claims contained in Time on the Cross, these are the two that survived the test of time. However, one cannot infer that slavery made America richer from them. In fact, these two facts point in the opposite direction.

Under slavery, slaves received as “wages” (for lack of a better term) only the subsistence items that their owners allowed them to consume. That is a (poor) form of compensation. As a counterfactual, imagine a world where slaves were free and ask yourself this question: what quantity of labor would have been provided for the utility derived from these subsistence items?

It is hard to arrive at a convincing number. However, it is clear that whatever the quantity of labor provided when induced solely by compensation, it would have been less than the quantity of labor coerced by slaveowners. Consider the flipside of that counterfactual market. If slaveowners had to convince free workers to work for them, they could only have induced them to do so via higher wages. And this is not only a counterfactual that includes quantity of work, it includes also the quality of work. In free situations, workers in unpleasant jobs tend to be offered higher wages to compensate for the inconvenience. This is why backbreaking work, all else being equal, tends to be better remunerated than physically easy work. 

As long as there was a difference between the value of what a slave produced and the value of subsistence, there was a transfer from slaves to slaveowners. This is why economic historians like Gavin Wright writes that “slave-based commerce remained central (…) not because slave plantations were superior as a method of organizing production, but because slaves could be put to work on sugar plantations that could not have attracted free labor on economically viable terms”.
However, here comes the rub: this increased physical outputs.

In economics, dollar signs are often used to “mimic” utility. This is because the models that teach students about utility implicitly embed an assumption about personal freedom and agency. If people are free to take prices as they are, the prices can be translated into information about utility in a very straightforward manner. This is why economists frequently emphasize how well statistics about Gross Domestic Product (GDP), which rely on market prices to be calculated, speak to human wellbeing. The quantity produced and measured are reflective of utility. As such, the changes in one will be reflected by changes in the same direction in the other. 

In the presence of coercion, this is not necessarily the case. All the statements that economics students are taught remain true. However, it is no longer possible to infer utility as easily from reported prices. If one is coerced into working more than he would have at the compensation offered, he will increase economic output. More labor, more output. However, at that level of compensation, he would have preferred to work less and take more leisure time. This why some economists like Yoram Barzel and Stefano Fenoaltea consider slavery as a tax on leisure rather than a tax on labor. As that person would have derived more utility from leisure than from work at the offered compensation, the coercion changes output in a manner that divorces it from the change in utility (greater output, lower utility).

In such a divorce, the coercion of a greater labor supply creates a deadweight loss. In other words, people would have gained more utility without the coercion. This deadweight loss can be approximated and be given a monetary value that does speak to utility. The amplitude of that loss is the extent to which Americans were made poorer.

This deadweight loss serves to resolve two conundrums. The first is that it explains the institution’s profitability and viability. Slaveowners used the inputs they had as efficiently as possible and extracted important profits. However, this says little about living standards as the level of these profits reflects the extent of the deadweight loss. Thus, the institution may have increased output in ways that made slaveholders rich– as it did – but it made Americans worse off. 

The second resolved conundrum relates to the finding of Fogel and Engerman that southern slave farms were more productive than free northern farms and slave productivity increased importantly during the Antebellum period. Fogel and Engerman argued initially in Time on the Cross and later in Without Consent or Contract that this was a result of the economies of scale involved in plantation farming: large plantations were more efficient than small plantations. That finding in their work was hotly debated on methodological grounds.

However, even if one remains agnostic on the methodological choices, that finding is unsurprising. The gang labor system under slavery, which generated the economies of scale described by Fogel and Engerman, was adopted because it could best extract output from coerced workers. It does not deny the existence of a deadweight loss – it confirms it!

That resolution is only reinforced when one stops being agnostic with regards to some of the methodological choices made by Fogel and Engerman. For example, more recent evidence discussed by Jeffrey Hummel suggests that hours worked by slaves were greater (even at the low bound) than by free workers in the North. As Fogel and Engerman had argued “greater intensity of labor per hour, rather than more hours of labor per day” explained the productivity advantage, finding that both intensity and quantity were higher only piles it on.

The Deadweight Loss of Slavery

What was the deadweight loss of slavery? Using data on estimates of earnings of free workers, hire rates for slaves (which are better at approximating the marginal value to slaveowners of an extra slave) and subsistence consumption taken from the core texts on the economics of American slavery, Jeffrey Hummel estimated that deadweight loss. He placed it at between $52 and $190 million in 1860 with the smaller amount representing 5 percent of total oncome in the region. In other words, the loss in utility of forcing slaves to provide more labor than they otherwise would have had a value of between $52 and $190 million.

But that is not the whole sum of deadweight losses.  In the southern states, the enforcement of slavery was not fully undertaken by slaveowners. The states mandated slave patrol duty for free whites. This relieved slaveowners of the costs of enforcement (while they kept the rewards from coercion) which were spread over a large population. The mandatory duty was a tax in the form of labor in kind. In some states, there were actually taxes to finance the patrols. Hummel estimated the sum of enforcement costs brought his estimates to between $64 and $210 million. This represents at most a fifth of the southern economy in terms of inefficiency. This remains a conservative estimate as there was also a deadweight loss from forcibly reallocating non-slave labor towards patrolling which is hard to measure.

This addition is useful as it shows that the deadweight loss was not contained to slaves. It extended to poor non-slaveholding whites. Scholars, such as Keri Leigh Merritt in Masterless Men, have begun to highlight how the preservation of slavery necessitated policies that kept non-slaveholding whites poor, landless and illiterate. While slaves bore the brunt of the harm done, it was not contained to them. This explains why Hinton Rowan Helper’s Impending Crisis was so popular (even in the South) even though it was racist and anti-slavery: it catered to another impoverished group.

It is clear that one cannot infer that America was made richer from the often-used facts about growth and slavery. It is even clearer that America was made poorer by slavery. Slavery leaves a nasty legacy. Its preservation required the use of racist ideological constructs to justify it. These constructs persist today and, since Emancipation, meant that incredible violence was directed towards African-Americans. It bred a class of rent-seekers who continued their rent-extraction efforts in the form of segregation laws and public goods funded by all but whose use was restricted to whites. To these items in the shadow of slavery, we must also add a poorer America. "

Thursday, August 22, 2019

The GSE program that enabled borrowers to take on additional debt helped fuel price appreciation for lower-priced homes

By Edward J. Pinto and Tobias Peter.
"In July, the Consumer Financial Protection Bureau (CFPB) announced that it intends to allow the so-called qualified mortgage (QM) Patch to sunset according to its terms in 2021. Originally announced in 2013, the Patch exempted the government sponsored enterprises (GSEs), Fannie Mae and Freddie Mac, from adhering to the 43% debt-to-income (DTI) limit rule, which bestows safe harbor legal status to any lender making such loans.

A recent CoreLogic blog post concluded that, “Loan application data illustrates that the current GSE Patch disproportionately benefits younger millennials and retirees, Non-W-2 borrowers, low-income borrowers, and borrowers purchasing low-to-mid priced homes (emphasis added). Thus, these groups are disproportionately represented within the GSE Patch and will switch to Non-QM, absent additional policymaking by the CFPB.” In a related blog post, the author notes that minority borrowers and those purchasing homes in underserved neighborhoods similarly depend on the GSE Patch. Observing this dependence, the author’s implicit conclusion is that the GSE Patch helps low-income groups achieve homeownership, and thus these groups would be harmed should the GSE Patch expire in accordance with the CFPB’s plan.

In 1850, French economist Frédéric Bastiat observed:1

In the economic sphere a law produces not only one effect, but a series of effects. Of these effects, the first alone is immediate; it appears simultaneously with its cause; it is seen. The other effects emerge only subsequently; they are not seen; we are fortunate if we foresee them.

The CoreLogic analysis focuses on the seen—borrowers who took advantage of the Patch. We shall focus on two other effects highlighted by Bastiat: the foreseeable (higher home prices resulting from the Patch) and the unseen (borrowers who would not have needed the Patch, had the Patch-induced home price inflation not occurred).2

This analysis starts with the effect that the GSE Patch has had on home price appreciation (HPA), especially for the entry-level price segments (low and low-medium). The chart below shows the cumulative home price appreciation by price tier. HPA for the entry-level segment has been much faster than for the move-up segment (medium-high and high).

The GSE Patch enabled borrowers to take on additional debt, or leverage (and a similar effect occurred for FHA borrowers under FHA’s own exemption from the QM 43% rule). The GSEs and FHA were in a favored position to acquire/insure loans that exceeded the DTI limit of 43% imposed on private lenders. This “seen” of additional leverage helped fuel price appreciation for lower-priced homes at a much higher pace than for higher-priced homes, a trend that was both foreseeable and may now be estimated.


There has been a correlation between faster home price appreciation and the prevalence of loans with high DTIs.3 As one can see in the chart on the left below, from 2012-2018, census tracts that had above average DTIs (those above 37%) experienced HPA that is faster, and in many cases much faster, than the county average. The same relationship can be seen in the chart to the right, which classifies census tracts by the share of loans with a DTI > 43% rather than by the tract-level average DTI. Thus, a policy that assists buyers in taking on high DTI levels simultaneously undermines home affordability, driving up home prices faster than they would have, absent the Patch-provided stimulus.4


Given that the market has experienced this unintended, but foreseeable outcome, it is worth considering a counter-factual of what home prices might have been like had the Patch not been enacted.

As a counter-factual, we will assume that in the absence of government provided leverage to help fuel the home price boom, census tracts with more rapid HPA would have only appreciated at the same rate as the county average. In effect, this leaves the rate of HPA for census tracts with below county level HPA unchanged, but it reduces the rate of HPA for tracts with above county level HPA. Tracts with the greatest appreciation, therefore, experience the greatest slowdown in HPA in the counter-factual analysis.5 This slower HPA in the counter-factual example would have resulted in lower home prices over time. Lower home prices would have resulted in a corresponding reduction in DTIs for borrowers over time.6

The chart below shows the share of borrowers with a DTI > 43% by income bin. The red line represents the actual results by income for GSE purchase loans with DTIs greater than 43% in 2017, and the yellow line represents the same in 2012 before the Patch and the boom in home prices began. Two things stand out: 1) In 2012, about 17% of borrowers with incomes below $80,000 had DTIs above 43%. By 2017, this had risen to about 26%, and 2) For higher income borrowers (those with annual incomes of at least $80,000), the reliance on the Patch had risen less, from about 11% in 2012 to 17% in 2017. The sharper increase in reliance on DTIs above 43% for borrowers with incomes below $80,000 is due to the more rapid home price appreciation for entry-level homes.

The third line in the chart, the dark blue one, represents the counter-factual, assuming that census tracts with more rapid HPA had only appreciated at the county average. The DTIs for these counter-factual borrowers have been reduced by the same percentage as the reduction in home price growth. The 2017 counter-factual line is marginally above the 2012 actual line, which implies that across all income levels, buyers would have had little additional need for DTIs above 43% in 2017. Especially for low-income borrowers with income below $80,000, the reliance on DTIs greater than 43% would have been, on average, unchanged from 2012.


While the counter-factual illustrates a hypothetical world without the Patch, reality is that the Patch was enacted, and we therefore need to think about how its sunset will affect borrowers. Since its inception, the number of GSE borrowers reliant on the Patch has increased. Due to misguided policies, there has been an explosion in the number of loans with DTIs greater than 45% since mid-2017, which the GSEs have seemingly started to rectify.

As the chart shows, the share of GSE loans with a DTI of 46-50% increased from on average around 6% before July 2017 to 20% in December 2018, but has since then fallen back to 16% in May 2019, whereas the trend of loans with a 44% or 45% DTI is largely unchanged at about 7-8%. Based on this trend, the Patch’s planned sunset in 2021 will provide the GSEs plenty of time to shrink that share further. Once that has been achieved, borrowers with DTIs of 44% and 45% can more easily adjust their DTIs downward to 43%, which will allow them to stay within the QM domain. As this adjustment occurs, the rate of home price appreciation will slow to more sustainable levels.


While it is true that today lower income and minority borrowers have had an increased reliance on DTIs greater than 43% (facilitated by the Patch), this has been the result of government provided leverage that has helped fuel rapid HPA. Without this leverage, the need for DTIs in excess of 43% would have been considerably lower. Pro-cyclical policies such as the Patch guarantee their own necessity.

1. Bastiat, Frédéric. “What Is Seen and What Is Not Seen.” (1850)
2. Pinto, “CFPB’s new ‘qualified mortgage’ rule: The devil is in the details”, January 2013, http://www.aei.org/publication/cfpbs-new-qualified-mortgage-rule-the-devil-is-in-the-details/
3. This analysis has been replicated when controlling for CLTV buckets. For loans in the CLTV >= 90% bucket, the same trend holds: Higher average DTIs in census tracts (and higher shares of loans with DTI > 43%) are correlated with higher ratios of tract to county house price appreciation. For loans in the CLTV < 90% bucket, the trend also holds, except for census tracts with the lowest average DTIs and the lowest share of loans with DTI > 43%.
4. The data used for the counter-factual analysis combine public records data from First American via Data Tree, HMDA, CoreLogic LLMA, Black Knight McDash, Fannie Mae and Freddie Mac Loan Performance data, and FHA Snapshot data. The data are weighted quarterly by loan type at the county level to make them representative. The final dataset consists of 11.5m loans.
5. Note that by using the county average, this approach likely still overstates the HPA for tracts with higher DTIs because the county average itself has been elevated by tracts with access to higher leverage.
6. There is a linear relationship between home prices growth and DTI growth. A 10% increase in a home’s price will result in a 10% increase in borrower DTI holding all else equal."

Wednesday, August 21, 2019

The Greening Earth

By Alex Tabarrok.

"The earth is getting greener, in large part due to increased CO2 in the atmosphere. Surprisingly, however, another driver is programs in China to increase and conserve forests and more intensive use of cropland in India. A greener China and India isn’t the usual story and pollution continues to be a huge issue in India but contrary to what many people think urbanization increases forestation as does increased agricultural productivity. Here’s the abstract from a recent paper in Nature Sustainability.
Satellite data show increasing leaf area of vegetation due to direct factors (human land-use management) and indirect factors (such as climate change, CO2 fertilization, nitrogen deposition and recovery from natural disturbances). Among these, climate change and CO2 fertilization effects seem to be the dominant drivers. However, recent satellite data (2000–2017) reveal a greening pattern that is strikingly prominent in China and India and overlaps with croplands world-wide. China alone accounts for 25% of the global net increase in leaf area with only 6.6% of global vegetated area. The greening in China is from forests (42%) and croplands (32%), but in India is mostly from croplands (82%) with minor contribution from forests (4.4%). China is engineering ambitious programmes to conserve and expand forests with the goal of mitigating land degradation, air pollution and climate change. Food production in China and India has increased by over 35% since 2000 mostly owing to an increase in harvested area through multiple cropping facilitated by fertilizer use and surface- and/or groundwater irrigation. Our results indicate that the direct factor is a key driver of the ‘Greening Earth’, accounting for over a third, and probably more, of the observed net increase in green leaf area. They highlight the need for a realistic representation of human land-use practices in Earth system models."

A Carbon Tax Is Not A Slam Dunk

By David R. Henderson. Excerpt:

"economists who advocate Pigovian taxes take as given that the most-efficient way to forestall global warming is to reduce the amount of carbon used. But what if their assumption is incorrect?

There are at least three important reasons to conclude that the assumption is wrong. First, cow farts. That’s right: cow farts. A far more potent greenhouse gas than carbon dioxide is methane. Methane, which is present in cow farts, warms the planet much more quickly than carbon dioxide before decaying to carbon dioxide. The UN’s Intergovernmental Panel on Climate Change (IPCC), which is generally thought of as the scorekeeper on global warming, estimates that over the approximate decade before it decays, methane warms the earth by a whopping 86 times as much as CO2. To be sure, the CO2 lasts much, much longer than methane, but the fact of methane’s huge short-run potency surely suggests that a tax on carbon may not be the cheapest way to forestall global warming.
Second, one important technological development over the last decade has been “geo-engineering.” The idea here is to change other things in the atmosphere that are easier to change than the amount of carbon used. Consider what we learned from the June 1991 eruption of Mount Pinatubo, in the Philippines. That eruption poured 20 million tons of sulfur dioxide into the stratosphere. Over the next two years, the effect of that one eruption was to reduce the earth’s temperature by about 1 degree Fahrenheit. That might not sound like much but it’s actually over half the 1.4 degree warming that has happened over the last century. What if every year we could put sulfur dioxide in the atmosphere so as to permanently prevent the earth from warming? In their 2009 book Superfreakonomics, University of Chicago economist Steven D. Levitt and writer Stephen J. Dubner point out that if we could get just 34 gallons per minute of sulfur dioxide into the stratosphere (which translates to about 100,000 tons per year), that would reverse warming in the high Arctic and reduce it in much of the Northern Hemisphere. Why focus on such high latitude areas? Because, note Levitt and Dubner, “high-latitude areas are four times more sensitive to climate change than the equator.” How would you get the SO2 into the atmosphere. Levitt and Dubner cite the thinking of Nathan Myhrvold, at one time the chief technology officer for Microsoft. Mrhrvold argues that if we had a big enough hose, we could do it.

Is such a technology feasible right now? Maybe not. But if it were, it would be incredibly cheap. Myhrvold’s organization, Intellectual Ventures, estimated that it could be set up in two years for $20 million and an annual operating cost of about $10 million.

Those are not large numbers, especially compared to the cost of a carbon tax. In December 2018, the Congressional Budget Office estimated that a carbon tax of $25 per metric ton for the 10-year period from 2019 to 2028 would generate cumulative revenue for the U.S. government of $1.1 trillion. The cost of building and operating the SO2 hose would be a rounding error on that number.

But isn’t geo-engineering risky? Couldn’t it have negative unintended consequences? Yes and yes. But everything we do is risky, including imposing more taxes on carbon. Moreover, taxing carbon is an indirect form of geo-engineering.

The third low-cost way to rein in global warming is by planting trees. Trees absorb and store CO2 emissions. You could call the tree-planting strategy geo-engineering, but it would count as such in a very low-tech form. According to a July 4, 2019 article in The Guardian, planting one trillion trees would be much cheaper than a carbon tax and much more effective. At an estimated cost of 30 cents per additional tree, the overall cost would be $300 billion. That’s large, but it’s a one-time cost. Moreover, writes The Guardian’s environment editor Damian Carrington, such a tree-planting program “could remove two-thirds of all the emissions that have been pumped into the atmosphere by human activities, a figure the scientists describe as ‘mind-blowing’.” A carbon tax, by contrast, would simply slow the rate of emissions into the atmosphere.

It’s true that there would still be the problem of how to pay for that extra trillion trees. Thirty cents per tree is small but one trillion is large. Yet my point is the one I started out with: there are potentially much cheaper ways to deal with global warming than a carbon tax.

Advocates of such a tax might argue that it could be set up to give money to people per tree planted. It could, but notice that the key is not that it’s a carbon tax but that it’s a per-tree subsidy. The carbon tax would still be much more expensive, for a given amount of global warming prevented, than such a subsidy.

Perhaps you find too uncertain the idea that geo-engineering, either high-tech or of the arboreal variety, is at the stage where it would slow or reverse global warming. That may be. But here’s what we know. First, imposing a tax on carbon is very expensive. Second, taxing carbon gives little incentive to find other solutions that are less expensive. Wouldn’t the incentive to find other solutions be high because doing so would help major energy companies argue against a carbon tax. They would certainly have the incentive to argue, but the incentive to discover lower-cost solutions would be small. To the extent a major energy company found such solutions, and to the extent it persuaded governments to back off the carbon tax, it would be helping its competitors and billions of consumers, not just itself. These other companies and consumers would be free riders on that one company’s effort.

It’s possible that somewhere down the road, we will conclude that, for reasons we don’t yet know that make geo-engineering infeasible, a carbon tax is a good idea. But we’re not close to that conclusion yet. A carbon tax is not a slam dunk."