Gentrification Yields Racial And Ethnic Disparities In Exposure To Contextual Determinants Of Health.

This article examines racial and ethnic disparities in the relationship between gentrification and exposure to contextual determinants of health. In our study, we focused on changes in selected contextual determinants of health (health care access, social deprivation, air pollution, and walkability) and life expectancy during the period 2006-21 among residents of gentrifying census tracts in six large US cities that have experienced different gentrification patterns and have different levels of segregation: Chicago, Illinois; Los Angeles, California; New York, New York; Philadelphia, Pennsylvania; San Francisco, California; and Seattle, Washington. We found that gentrification was associated with overall improvements in the likelihood of living in Medically Underserved Areas across racial and ethnic groups, but it was also associated with increased social deprivation and reduced life expectancy among Black people, Hispanic people, and people of another or undetermined race or ethnicity. In contrast, we found that gentrification was related to better (or unchanged) contextual determinants of health for Asian people and White people. Our findings can inform policies that target communities identified to be particularly at risk for worsening contextual determinants of health as a result of gentrification.

Association between property investments and crime on commercial and residential streets: Implications for maximizing public safety benefits.

Physical property investments enhance public safety in communities while alleviating the need for criminal justice system responses. Policy makers and local government officials must allocate scare resources for community and economic development activities. Understanding where physical property investments have the greatest crime reducing benefits can inform decision making to maximize economic, safety, and health outcomes. This study uses Spatial Durbin models with street segment and census tract by year fixed effects to examine the impact of physical property investments on changes in property and violent crime over an 11-year period (2008-2018) in six large U.S. cities. The units of analysis are commercial and residential street segments. Street segments are classified into low, medium, and high crime terciles defined by initial crime levels (2008-2010). Difference of coefficients tests identify significant differences in building permit effects across crime terciles. The findings reveal there is a significant negative relationship between physical property investments and changes in property and violent crime on commercial and residential street segments in all cities. Investments have the greatest public safety benefit where initial crime levels are the highest. The decrease in violent crime is larger on commercial street segments, while the decrease in property crime is larger on residential street segments. Targeting the highest crime street segments (i.e., 90th percentile) for property improvements will maximize public safety benefits.

Gentrification, Mobility, and Exposure to Contextual Social Determinants of Health.

This study uses individual level consumer trace data for 2006 residents of low- and moderate-income neighborhoods for the principal cities of the 100 largest metropolitan regions in the US using their location in 2006 and 2019 to examine exposure to the following four cSDOH: healthcare access (Medically Underserved Areas), socioeconomic condition (Area Deprivation Index), air pollution (NO2, PM 2.5 and PM10), and walkability (National Walkability Index). The results control for individual characteristics and initial neighborhood conditions. Residents of neighborhoods classified as gentrifying were exposed to more favorable cSDOH as of 2006 relative to residents of low- and moderate-income neighborhoods that were not gentrifying in terms of likelihood to be in a MUA, and level of local deprivation and walkability while experiencing similar level of air pollution. As a result of changes in neighborhood characteristics and differential mobility pattern, between 2006 and 2019, individuals who originally lived in gentrifying neighborhoods experienced worse changes in MUAs, ADI, and Walkability Index but a greater improvement in exposure to air pollutants. The negative changes are driven by movers, while stayers actually experience a relative improvement in MUAs and ADI and larger improvements in exposure to air pollutants. The findings indicate that gentrification may contribute to health disparities through changes in exposure to cSDOH through mobility to communities with worse cSDOH among residents of gentrifying neighborhoods although results in terms of exposure to health pollutants are mixed.

Segmented information, segregated outcomes: Housing affordability and neighborhood representation on a voucher-focused online housing platform and three mainstream alternatives.

Online platforms have become an integral component of the housing search process in the United States and other developed contexts, but recent studies have demonstrated that these platforms offer uneven representation of different neighborhoods. In this study, we use listings covering the largest 50 U.S. metropolitan areas to assess how GoSection8, a platform uniquely focused on affordable housing and voucher-assisted households, compares with "mainstream" alternatives of Craigslist, Apartments.com and Zillow. Through descriptive and regression analyses of the housing and neighborhoods represented on these websites and a new way of measuring the distribution of rental housing opportunities, we advance a multisource perspective on the role of online information exchanges in housing search processes. Specifically, we find that GoSection8 and mainstream alternatives capture spatially-segmented information about housing markets, with GoSection8 ads representing units that are more affordable but also more constrained to higher-poverty neighborhoods where assisted households are already concentrated. The findings suggest that disadvantaged households are potentially funneled toward high-poverty, isolated neighborhoods by the operation of stratified information systems available for online housing searches.

How do single-family homeowners value residential and commercial density? It depends.

This paper develops estimates of the relationship between local density and single-family home values across five U.S. metropolitan areas using 2017 transactions in Chicago, Los Angeles, Minneapolis, Philadelphia, Seattle. Proposals to build new commercial and residential development projects that would increase local density commonly face opposition from local homeowners. Academic literature links the response from homeowners to concerns that higher density is associated with lower property values but there is limited empirical evidence establishing this relationship at the local level. We find a positive and significant relationship between density and house value in the core area of the five metropolitan regions we analyze. For outlying areas, the estimates are smaller and even negative in several cases. We instrument density based on topographic and soil characteristics and find similar results. These findings point to the need for a more nuanced discussion of the relationship between local density and housing values.

Housing cost burden and life satisfaction.

The share of income spent on housing varies across individuals and countries but it has been increasing over time in a wide range of countries, particularly among lower income households, rising housing affordability as a prominent challenge in higher income economies. Variations in share of income spent on housing can reflect variations in household preferences but when more than a certain level of income is spent on housing, households face tradeoffs between housing and non-housing consumption that are expected to negatively affect their overall life satisfaction. Using data from the 2018 European Union Statistics on Income and Living Conditions (EU-SILC) for 14 countries we find that, controlling for household sociodemographic characteristics, households spending more than 30 percent of their income and those spending more than 50 percent of their income on housing report lower levels of life satisfaction, with the latter group reporting the lowest level. The negative relationship between housing cost burden and reported life satisfaction is found across countries but varies in magnitude, which points to the need to further investigate the mechanisms behind the association between housing cost burden and life satisfaction and the role of country-specific effects, including differences in welfare systems, in moderating this association.

Transitioning to Homeownership: Asset Building for Low- and Moderate-Income Households.

This paper assesses the asset building of households that take part in shared-equity homeownership (SEH) models. The contribution of this paper is a comparison of outcomes for households participating in shared-equity programs to other low- and moderate-income households who rent or own properties without restrictions on appreciation. We matched participants in SEH programs to households with similar characteristics from the Panel Study of Income Dynamic (PSID) over the 1997-2017 period. The findings indicate that in real terms, median SEH homeowners accumulated about $1,700 in housing wealth annually or around $10,000 during their holding period. This amount is lower than the $2,100 median annual gain in home equity experienced by similar PSID owners but statistically and economically significantly larger than the $16 in annual gain experienced by similar PSID renters. The findings provide evidence that households participating in SEH programs experienced positive, but modest, wealth gains that were slightly lower than homeowners in unrestricted units but substantially higher than renters.

Toward a Cross-Platform Framework: Assessing the Comprehensiveness of Online Rental Listings.

Research on rental housing markets in the United States has traditionally relied on national or local housing surveys. Those sources lack temporal and spatial specificity, limiting their use for tracking short-term changes in local markets. As rental housing ads have transitioned to digital spaces, a growing body of literature has utilized web scraping to analyze listing practices and variations in rental market dynamics. Those studies have primarily relied on one platform, Craigslist, as a source of data. Despite Craigslist's popularity, the authors contend that rental listings from various websites, rather than from individual ones, provide a more comprehensive picture. Using a mixed-methods approach to study listings across various platforms in five metropolitan areas, this article demonstrates considerable variation in both the types of rental units advertised and the features provided across those platforms. The article begins with an account of the birth and consolidation of online rental platforms and emergent characteristics of several selected websites, including the criteria for posting, search parameters, search results priority, and first-page search results. Visualizations are used to compare features such as the 40th percentile of rent, rent distribution, and bedroom size based on scraped data from six online platforms (Padmapper, Forrent.com, Trulia, Zillow, Craigslist, and GoSection8), 2020 Fair Market Rents, and 2019 American Community Survey data. The analyses indicate that online listing platforms target different audiences and offer distinct information on units within those market segments, resulting in markedly different estimates of local rental costs and unit size distribution depending on the platform.

Comparing Small Area Fair Market Rents With Other Rental Measures Across Diverse Housing Markets.

Small Area Fair Market Rents (SAFMRs) are calculated at the 40th percentile of the U.S. postal ZIP Code instead of the metropolitan area in an effort to capture localized rents to expand choice for voucher holders to access housing in higher-opportunity neighborhoods. Existing studies on the potential and actual outcomes of SAFMRs demonstrate that findings vary for different types of housing markets. Furthermore, the decisions public housing authorities (PHAs) make in the implementation process affect PHAs' program budget and the rent burden and locational outcomes for voucher households. This study aims to address how these implementation factors are affected by local rental market conditions for three PHAs-Housing Authority of the City of Fort Lauderdale, San Antonio Housing Authority, and Seattle Housing Authority-in diverse housing markets. By comparing different sources of market rent estimates with SAFMRs in each location, we contribute new information about how this rule is likely to produce different residential outcomes in terms of increased access to low-poverty neighborhoods and adjustments to payment standards in low-rent neighborhoods. The findings reveal differences across rent measures in terms of estimated levels and relative differences across ZIP Codes. These findings suggest that housing authorities may face challenges in meeting the objectives of the SAFMR final rule without some form of local adjustments.