Thursday, January 17, 2008

Mama I'm coming home...

Back in the good old days of this blog, an editorial like the one in today's Examiner was pure gold.

Seriously, it has more holes than a donut shop and my previous, more antagonistic self would have loved the opportunity to point out every single one.

In today's climate, however, I should probably take a more conservative tack.

Bor-ing!

Alas, this is the path I've chosen and the price I must pay for the wealth fame power…uh, benefits of my job.

Anyway, the editorial in question attacks Howard County's inclusionary zoning policy, also known as the Moderate Income Housing Unit program. This program is nearly identical to many others around the country, so in reality, the editorial's target seems to be inclusionary zoning itself.

The Examiner's problem with inclusionary zoning seems to be that "it discriminates against everyone else as it drives prices up on other homes."
In Howard County, a family of four with a household income of $75,408 qualifies to apply for the moderate-income housing program. Once approved, that family can purchase a condo or town home for a discounted rate in area developments.

At Ryan Homes' Elkridge Crossing, the moderate-income housing condos sell for $178,067 and town homes for $204,044. Regularly, those properties sell for about $260,000 to $330,000. Any way you slice it, that is a huge discount on a luxury home. Condos at Elkridge include a sun room, two full baths, an open kitchen and patio.

This is patently unfair to other county residents. How would you feel If you were a family of four with a household income of $94,260 — the median household income in the county? Why should the extra $18,852 you make each year force you to sometimes pay more than $100,000 more for the same property?

The program has other repercussions. A number of studies, including one from the California-based Reason Foundation, find that inclusionary housing policies, like rent control policies, reduce the supply of housing — driving demand up with prices.
(Huh. No mention of the patently unfair nature of the biggest housing boondoggle of them all and a bigger cause of increased home prices, the mortgage interest deduction?)

Rather than untangle the arguments from the outrage in this editorial, I'm going to focus on the source of its claims. In this case, the Reason Foundation and its free market dogma.

Reason has long been an opponent of affordable housing policies. The study mentioned by the Examiner is one of several produced by the libertarian think tank criticizing inclusionary zoning because, mainly, it distorts the "free market." These studies throw around numbers detailing the supposed costs of inclusionary zoning, which are always -- surprise! -- frighteningly high.

But what, then do you do when the market is clearly failing to provide the optimal outcome -- in this case an adequate mix of housing for people of all incomes  -- like the textbook says it always does? 

Thankfully, Reason has a bunch of recommendations in their handy report New Approaches to Affordable Housing: Overview of the Housing Affordability Problem (PDF). Here they are:

  • Modify explicit and implicit land use and growth controls to allow homebuilders and developers the opportunity to meet demand quicker.
  • Increase civil service compensa tion in select areas where incomes do not reflect high housing costs.
  • Encourage the use of market innovations such as location-efficient mortgages.
  • Assist and leverage grassroot, volun teer organizations such as Habitat for Humanity (HFH).
  • Use local flexible housing vouch ers to EITC (Earned Income Tax Credit) eligible households.

I don't know whether to laugh or cry: Several of those recommendations demonstrate a stunningly poor understanding of economics, markets and development.

For instance, while the basis for the first – that land use and growth controls raise the cost of housing – is true, removing such controls would then cause another, perhaps worse market distortion.

Why?

Because growth imposes costs on existing communities, and as everyone who has ever taken Econ 101 knows, actions that impose costs on others are known as "negative externalities." In order for markets to work as wonderfully as they do in theory, the costs of these externalities need to be paid for both those who create them. The report singles out "impact fees" as a problem, but such fees are perhaps the perfect example of compensation for negative externalities, yet Reason doesn't like them because they screw up the market. I don't get it.

But why don't we just raise civil service pay to bring it in line with housing prices? That's a solution I can get behind, but it probably won't help the affordable housing situation because…because…throwing more money into the economy causes inflation ( i.e. increase in prices). Oh, well.

There is also the location-efficient mortgages idea, which would allow higher income-to-debt-payment ratios in certain high cost areas. Right, because screwing with mortgage practices hasn't contributed to any housing bubbles or problems in the credit market.

As for leveraging volunteer groups like Habitat to build more affordable housing, I'm all for it. Habitat does great work – 50,000 houses in 30 years across the U.S. I'm not sure how much of an impact it can have on prices, however, when for-profit residential builders knock out just shy of 2 million houses…each year.

I'm not even going to comment on the last one, because, well, I didn't really bother reading about it. But I think I've made a point in here somewhere…

Hmm…

Oh, yeah…This affordable housing stuff is hard. Drawing supply and demand curves helps illustrate basic points, but in our complex reality, "X" rarely marks the spot.

117 comments:

Freemarket said...

Some of this post makes sense, and some of this post is off target. In my opinion, the most inaccurate part of your post is the following:

“But what, then do you do when the market is clearly failing to provide the optimal outcome -- in this case an adequate mix of housing for people of all incomes -- like the textbook says it always does?”

I agree that there is a market failure with respect to housing. Why is the market clearly failing? Regulation. Zoning laws artificially limit the supply of housing that can be built, and these laws are specifically designed to keep real estate values high. Don’t you think that this mandated limitation on the supply of housing plays a HUGE role in the affordable housing problem? If not, why not? It seems like there is not an affordability problem for most other goods- the notable exception being healthcare. Oh, yeah. The supply of healthcare is restricted by our friendly government, too. By the way, no economic textbook says the market always works- and externalities and monopoly power are the two main reasons.

Like it or not, it is not fair that $18,000 in additional income might make you pay $100,000 more for a home. You really never addressed that point, you chose instead to attack those who made the point. To that I would add that a lottery is not exactly a fair (maybe even ethical?) way to allocate housing.

Other parts of this post were, in my opinion, dead on. I very much agree that the people at Reason magazine put forth some amazingly stupid suggestions for solving the problem of affordable housing. The artificial increase in civil service compensation was by far the dumbest. And I think you nailed the notion of impact fees capturing the cost of externalities. So kudos in those areas, seriously.

mamagoots said...

What? No snow report? No weatherman accountability stats? You must be busy.

Out here in the panhandle we got about 4-5" with a dab of frozen stuff on top.

Also out here in the hinterlands, a lot of this stuff is still a load of hooey. "Assist and leverage grassroot, volunteer organizations such as Habitat for Humanity (HFH)" sounds an awful lot like an old plan to let the churches take care of the poor instead of the government...

"Increase civil service compensa tion in select areas where incomes do not reflect high housing costs" assumes everyone works for a government entity. Ain't too much of that around here, even with the intervention of one Sen. Byrd.

"Use local flexible housing vouch ers to EITC (Earned Income Tax Credit) eligible households." AHA! This might work - in West Virginia. About all I've seen so far in my new career as a tax preparer are EIC eligible households. But I seriously doubt there are many of those in Howard County. An EIC eligible household, in case you don't know, is a family of 4 with an income LESS than $38,000. $75,408? $94,260? Might as well be a million bucks. And you know what? That $178,067 to $204,044"discounted price" on a luxury home might buy you a basic townhouse out here also (we don't have condos). So for $37,000 less income, you can buy what?

Highly paid consultants and policy wonks who sit in high towered glass offices and who pretend to understand the complexities of Econ 101 (and 102) somehow miss the translation from market theories to grim realtiy.

Anonymous said...

Grim realities, Reason, and Examiner editorials aside, the Howard County MIHU policies are targeted at an extremely slim portion of the population: applicants must have enough income to qualify for (and pay) a mortgage on their new low-priced home, but they cannot have above 80% of the local median household income. In other words, these are not people who struggle to get by. For the most part, these are people who make at or above the national median income and can afford to live very comfortably.

Back to grim realities:

-If we want affordable housing, there are better ways to do it than Elkridge Crossing and similar communities. These are brand-new, fairly luxurious apartments and condos. Why not sell more basic, less-expensive models in MIHU? Why not sell ten-year-old condos as they become available? When I don't have money for a new car, I buy a used one. No one forces the dealer to sell me a new Camry for $9,000 just because I make more money than "only" 60% of the people in the US.

-There are places in this country where most people cannot afford to live. The Upper East Side of NYC comes to mind. Do I deserve a half-priced condo across the street from Michael Bloomberg if I pull down less than half a mil a year? No, and that's part of the reason I live in Howard County, not on the Upper East Side.

-Even if the County does not directly subsidize this program, and passes all the costs to developers (is that true, by the way?), Howard money is still being spent developing and administering the program and others like it. Couldn't this money be better spent reducing actual poverty? Actual hunger? Maybe crime?

-What exactly is this program supposed to accomplish? For Howard County, these new Elkridge residents (for example) might be less well-to-do. But for Elkridge itself, the program qualifiers are not out of the ordinary. I.e., they aren't contributing some grand sort of socio-economic diversity to the area; they are simply people who make more than the national average who get half-priced houses thanks in part to the taxes of their neighbors, who also make more than the national average. Want socio-economic diversity? Set up housing for refugees. Create a homeless shelter. Encourage low-income individuals to move into new apartments. Want more of the same? Use handouts to get middle-income people to settle in a middle-income area.

-The price of real estate is not the only barrier to affordable living. If living in Howard County is such a daunting prospect, why encourage people to go out on a limb financially by only reducing one of their bills? Shouldn't Calvin and Ken next propose gasoline vouchers, half-priced Priuses, and cut-rate electricity for our local $75K and under families? Better yet, mandate that everyone in Howard County be given a job, and that all workers be paid the same salary, regardless of performance (well, except for the politicians).

Hmmm....now, THAT's starting to sound familiar....

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