Working Papers
Inequality and Happiness: Evidence from the General Social Survey
This paper investigates the impact of the distribution of income on individuals’ happiness. I employ an ordered logistic regression model to estimate the effect of state-level pre-tax and post-tax income inequality on the happiness levels of respondents to the General Social Survey between 1981 and 2018. I find that both pre-tax and post-tax inequality have a negative relationship to happiness in the United States and that this result cannot be sufficiently explained by disaffection with the political or fiscal environment. I interact inequality with indicators for a series of financial, ideological, and philosophical characteristics of respondents to identify the factors driving inequality’s impact on happiness. Results show that decreases in happiness from inequality are not driven by political affiliation or relative income. Instead, I find parental marital status and family income during adolescence to be stronger predictors of the impact of inequality on happiness. I propose a possible explanation for this result: childhood conditions inform children’s beliefs about other people and expectations for future time periods. In adulthood, children who developed a positive outlook experience income inequality as friction between these expectations and reality. I utilize a logistic regression model to test this channel, finding that respondents who reported living with both parents during adolescence or growing up with an above average family income are more likely to report positive beliefs about the nature of other people and confidence in societal institutions. Furthermore, I find respondents who report these positive beliefs are more likely to report low levels of happiness in periods of high inequality.
Do LIHTC Properties’ Positive Spillover Price Effects Result in Lower Nearby Market Rents?
with Brian An, Andrew Jakabovics, Anthony W. Orlando, Seva Rodnyansky, Richard Voith, and Sean Zielenbach. Invited for submission at Housing Policy Debate.
The prospect of new affordable rental housing in a neighborhood often triggers concerns among local homeowners, who fear the development’s negative effect on home values. Building upon an increasing body of research, we show that new rental developments financed with equity associated with the federal Low-Income Housing Tax Credit (LIHTC) have a positive effect on surrounding home values in metropolitan areas throughout Florida. Yet such positive effects raise the possibility that higher valuations may lead to higher rents, which could make housing costs less affordable for market-rate renters. Drawing upon an extensive rental database, we find that the LIHTC developments that have helped boost local property values in urban Florida markets simultaneously have helped decrease nearby market rents. In effect, the additional supply of rental units has outweighed the potentially inflationary pressures resulting from an improved real estate market. Our findings suggest that LIHTC housing benefits nearby homeowners while making renting more affordable for both LIHTC tenants and nearby market-rate renters.
The Effects of Affordable Housing Development on Local Rental Markets
with Brian An, Andrew Jakabovics, Anthony W. Orlando, Seva Rodnyansky, Richard Voith, and Sean Zielenbach.
Affordable housing development often raises property values, creating concerns that it may also raise rents for the surrounding community. The facts do not justify these concerns, at least in Miami-Dade County, Florida–an area where housing costs increased rapidly from 2000 to 2020. Across a variety of specifications and subsamples, there is no evidence of any inflationary impact of new Low-Income Housing Tax Credit (LIHTC) developments on the rents of nearby market-rate apartments. In fact, in some neighborhoods, new LIHTC developments significantly reduced market-rate rents. These findings suggest that LIHTC housing both benefits its tenants and can help reduce costs for some surrounding renters.
Policy Briefs and Other Publications
September 11, 2023
Geographic Distribution of Philadelphia Nonprofit Organizations with Teresa Harrison. Raj & Kamla Gupta Governance Institute at Drexel University.
October 26, 2023
Nonprofits by the Numbers with Teresa Harrison. Raj & Kamla Gupta Governance Institute at Drexel University.
December 6, 2023
Philly Nonprofits by the Numbers—Financial Overview with Teresa Harrison. Raj & Kamla Gupta Governance Institute at Drexel University.