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Labor force participation in New England vs. the United States, 2007–2015: why was the regional decline more moderate?
This paper identifies the main forces that contributed to the decline in labor force participation in New England between 2007 and 2015, as well as the forces that moderated the region?s decline relative to that of the nation. This exercise contributes to an assessment of the outlook for participation in New England moving forward. Similar to previous findings pertaining to the United States as a whole, the single largest factor in the recent decline in labor force participation in New England was the shifting age composition of the region?s population. In particular, the share of New England ...
Report
Educational Attainment and Wage Growth in New England: Evidence from Four Decades of Administrative Wage Records
Per capita personal income in New England grew from $10,731 to $87,655 during the 1980–2024 period. This increase, the largest among all US census divisions, coincided with significant growth in educational attainment in the region. As of 2024, 53 percent of New England workers aged 25 to 64 held at least a bachelor’s degree, and 23 percent possessed advanced degrees, compared with national averages of 44 percent and 17 percent, respectively. This study provides new insights into the relationship between educational attainment and income growth in New England, examining both individual ...
Working Paper
Land Price Dynamics and Macroeconomic Fluctuations with Imperfect Substitution in Real Estate Markets
The collateral channel, whereby an increase in residential house prices leads to an increase in commercial property prices, loosening firm borrowing constraints and leading to higher firm investment, is weaker when residential and commercial real estate are imperfect substitutes. We first show in a reduced form regression with firm level data that the strength of local zoning regulations has a negative effect on the estimated increase in firm investment following an increase in local residential real estate prices. We then modify the DSGE model of the collateral channel in Liu, Wang, and Zha ...
Working Paper
Imperfect Substitutability in Real Estate Markets and the Effect of Housing Demand on the Macroeconomy
Changes in housing demand can have a macroeconomic effect through the collateral channel, where the change in residential real estate prices is associated with a change in commercial real estate prices, affecting firm collateral and thus firm investment. We argue that this channel is weaker when residential and commercial real estate are poor substitutes. Using cross-state heterogeneity in the strength of zoning regulations as a proxy for heterogeneity in the substitutability of residential and commercial real estate, we first show with firm level data that the strength of local zoning ...
Working Paper
Work from Home and Migration
We study how full-time work from home (WFH) affects migration and economic activity across cities. Using ACS and novel survey data, we show WFH workers migrate 40–50 percent more than comparable commuters, commuters who switch to WFH migrate more, plausibly exogenous WFH expansions raise migration and WFH workers migrate to lower-cost cities than commuters. The post-Covid expansion in WFH coincided with a large increase in migration; WFH accounts for half of this increase and much of the cross-city variation in migration changes. Recently, WFH has stabilized at twice its pre-Covid rate. We ...
Working Paper
Rural Affordable Rental Housing : Quantifying Need, Reviewing Recent Federal Support, and Assessing the Use of Low Income Housing Tax Credits in Rural Areas
Recently, there has been significant interest in the high levels of rental cost burden being experienced across the United States. Much of this scholarship has focused on rental cost burdens in larger urban areas, or at the national level, and has not explored differences in the prevalence of rental cost burden in urban versus rural communities. In this paper, I find that rental cost burdens are a challenge facing both urban and rural communities. However, despite the need for affordable rental housing in rural communities identified, I find the amount of resources made available by the ...
Working Paper
Does Intergenerational Mobility Increase Corporate Profits?
We find that firms located in areas with higher intergenerational mobility are more profitable. Building off the work of Chetty and Hendren (2018a and 2018b)?who provide measures of intergenerational mobility for all commuting zones (essentially, metropolitan areas) within the U.S.?we are the first to show the positive association between intergenerational mobility and corporate profitability. Our regressions compare firms in the same industry at the same point in time and fully control for time-varying state-level shocks. As such, our findings cannot be explained by either differences in ...
Working Paper
Fewer Vacants, Fewer Crimes? Impacts of Neighborhood Revitalization Policies on Crime
The relationship between neighborhood physical environment and social disorder, particularly crime, is of critical interest to urban economists and sociologists, as well as local governments. Over the past 50 years, various policy interventions to improve physical conditions in distressed neighborhoods have also been heralded for their potential to reduce crime. Urban renewal programs in the mid-20th century and public housing redevelopment in the 1990s both subscribed to the idea that signs of physical disorder invite social disorder. More recently, the federal Neighborhood Stabilization ...
Working Paper
An Assessment of the National Establishment Time Series (NETS) Database
The National Establishment Time Series (NETS) is a private sector source of U.S. business microdata. Researchers have used state-specific NETS extracts for many years, but relatively little is known about the accuracy and representativeness of the nationwide NETS sample. We explore the properties of NETS as compared to official U.S. data on business activity: The Census Bureau's County Business Patterns (CBP) and Nonemployer Statistics (NES) and the Bureau of Labor Statistics' Quarterly Census of Employment and Wages (QCEW). We find that the NETS universe does not cover the entirety of the ...
Working Paper
Which Way to Recovery? Housing Market Outcomes and the Neighborhood Stabilization Program
To help communities recover from the foreclosure crisis, Congress enacted a set of policies known as the Neighborhood Stabilization Program (NSP). NSP's objective was to mitigate the impact of foreclosures on neighboring properties, through reducing the stock of distressed properties and removing sources of visual blight. This paper presents evidence on production outcomes achieved through the second round of NSP funding (NSP2), and discusses the housing market context under which the program operated from 2010 to 2013. Two key findings emerge. First, local grantees undertook quite different ...