San Francisco

The necessitization of American consumption

pnrj inequality, macroeconomics, public policy , , , , , , , ,

Dec6 JDN 2459190

Why do we feel poorer than our parents?

Over the last 20 years, real per-capita GDP has risen from $46,000 to $56,000 (in 2012 dollars):

It’s not just increasing inequality (though it is partly that); real median household income has increased over the same period from $62,500 to $68,700 (in 2019 dollars):

The American Enterprise Institute has utterly the wrong interpretation of what’s going on here, but their graph is actually quite informative if you can read it without their ideological blinders:

Over the past 20 years, some industries have seen dramatic drops in prices, such as televisions, cellphones, toys, and computer software. Other industries have seen roughly constant prices, such as cars, clothing, and furniture. Still other industries have seen modest increases in prices that tracked overall inflation, such as housing and food. And then there are some industries where prices have exploded to staggering heights, such as childcare, college education, and hospital services.

Since wages basically kept up with inflation, this is the relevant comparison: A product or service is more expensive in real terms if its price grew faster than inflation.

It’s not inherently surprising that some prices would rise faster than inflation and some would rise slower; indeed, it would be shocking if that were not the case, since inflation essentially just is an average of all price changes over time. But if you look closely at the kinds of things that got cheaper versus more expensive, you can begin to see why the statistics keep saying we are getting richer but we don’t feel any richer.

The things that increased the most in price are things you basically can’t do without: Education, childcare, and healthcare. Yes, okay, theoretically you could do without these things, but the effects on your life would be catastrophic—indeed, going without healthcare could literally kill you. They are necessities.

The things that decreased the most in price are things that people have done without for most of human history: Cellphones, software, and computer software. They are newfangled high-tech goods that are now ubiquitous, but not at all long ago didn’t even exist. Going without these goods would be inconvenient, but hardly catastrophic. Indeed, they largely only feel as necessary as they are because everyone else already has them. They are luxuries.

This even explains why older generations can be convinced that we are richer than the statistics say: We have all these fancy new high-tech toys that they never had. But what good does that do us when we can’t afford our health insurance?

Housing is also an obvious necessity, and while it has not on average increased in price faster than inflation, this average washes out important geographic variation.

San Francisco has seen housing prices nearly triple in the last 20 years:

Over the same period, Detroit’s housing prices plummeted, then returned to normal, and are now only 30% higher than they were 20 years ago (comparable to inflation):

It’s hardly surprising that the cities where the most people are moving to are the most expensive to live in; that’s basic supply and demand. But the magnitude of the difference is so large that most of us are experiencing rising housing prices, even though on average housing prices aren’t really rising.

Put this all together, and we can see that while by the usual measures our “standard of living” is increasing, our financial situation feels ever more precarious, because more and more of our spending is immediately captured by things we can’t do without. I suggest we call this effect necessitization; our consumption has been necessitized.

Healthcare is the most extreme example: In 1960, healthcare spending was only 5% of US GDP. As recently as 2000, it was 13%. Today, it is 18%. Medical technology has greatly improved over that time period, increasing our life expectancy from 70 years in 1960 to 76 years in 2000 to 78 years today, so perhaps this additional spending is worth it? But if we compare 2000 to 2020, we can see that an additional 5% of GDP in the last 20 years has only bought us two years of life. So we have spent an additional 5% of our income to gain 2.6% more life—that doesn’t sound like such a great deal to me. (Also, if you look closely at the data, most of the gains in life expectancy seem to be from things like antibiotics and vaccines that aren’t a large part of our healthcare spending, while most of the increased spending seems to be on specialists, testing, high-tech equipment, and administrative costs that don’t seem to contribute much to life expectancy.)

Moreover, even if we decide that all this healthcare spending is worth it, it doesn’t make us richer in the usual sense. We have better health, but we don’t have greater wealth or financial security.

AEI sees that the industries with the largest price increases have the most government intervention, and blames the government; this is clearly confusing cause with effect. The reason the government intervenes so much in education and healthcare is because these are necessities and they are getting so expensive. Removing those interventions wouldn’t stop prices from rising; they’d just remove the programs like Medicaid and federal student loans that currently allow most people to (barely) afford them.

But they are right about one thing: Prices have risen much faster in some industries than others, and the services that have gotten the most expensive are generally the services that are most important.

Why have these services gotten so expensive? A major reason seems to be that they are difficult to automate. Manufacturing electronics is very easy to automate—indeed, there’s even a positive feedback loop there: the better you get at automating making electronics, the better you get at automating everything, including making electronics. But automating healthcare and education is considerably more difficult. Yes, there are MOOCs, and automated therapy software, and algorithms will soon be outperforming the average radiologist; but there are a lot of functions that doctors, nurses, and teachers provide that are very difficult to replace with machines or software.

Suppose we do figure out how to automate more functions of education and healthcare; would that solve the problem? Maybe—but only if we really do manage to automate the important parts.

Right now, MOOCs are honestly terrible. The sales pitch is that you can get taught by a world-class professor from anywhere in the world, but the truth is that the things that make someone a world-class professor don’t translate over when you are watching recorded video lectures and doing multiple-choice quizzes. Really good teaching requires direct interaction between teacher and student. Of course, a big lecture hall full of hundreds of students often lacks such interaction—but so much the worse for big lecture halls. If indeed that’s the only way colleges know how to teach, then they deserve to be replaced by MOOCs. But there are better ways of teaching that online courses currently cannot provide, and if college administrators were wise, they would be focusing on pressing that advantage. If this doesn’t happen, and education does become heavily automated, it will be cheaper—but it will also be worse.

Similarly, some aspects of healthcare provision can be automated, but there are clearly major benefits to having actual doctors and nurses physically there to interact with patients. If we want to make healthcare more affordable, we will probably have to find other ways (a single-payer health system comes to mind).

For now, it is at least worth recognizing that there are serious limitations in our usual methods of measuring standard of living; due to effects like necessitization, the statistics can say that we are much richer even as we hardly feel richer at all.

The housing shortage is an international phenomenon

pnrj inequality, market failure, public policy , , , , , , , , , ,

Jul 1 JDN 2458301

My posts for the next couple of weeks are going to be shorter, since I am in Europe and will be either on vacation (at the time I write this) or busy with a conference and a workshop (by the time this post goes live).

For today, I’d just like to point out that the crisis of extremely high housing prices is not unique to California or even the United States. In some respects it may even be worse elsewhere.

San Francisco remains especially bad; the median price for a home in San Francisco is a horrifying $1.6 million.

But London (where I am at the time of writing) is also terrible; the median price for a home in London recently fell to 430,000 pounds (about $600,000 at current exchange rates). The most expensive flat—not house, flat—sold a couple years ago for the mind-boggling sum of 150 million pounds (about $200 million). If I had $200 million, I would definitely not use it to buy a flat. At that point it would literally be cheaper to buy a yacht with a helipad, park it in the harbor, and commute by helicopter. Here’s a yacht with a helipad for only $20 million, and a helicopter to go with it for $6 million. That leaves $174 million; keep $20 million in stocks to be independently wealthy for the rest of your life, and then donate the remaining $154 million to charity.

The median price of a house in Vancouver stands at 1.1 million Canadian dollars, about $830,000 US.

A global comparison finds that on a per-square-meter basis, the most expensive real estate in the world is in Monaco, where $1 million US will only buy you 15 square meters. The remaining cities in the top 10 are Hong Kong, London, Singapore, Geneva, New York, Sydney, Paris, Moscow, and Shanghai.

There is astonishing variation in the level of housing prices, even within countries. Some of the most affordable markets in the US (like San Antonio and Oklahoma City) cost as little as $80 per square foot; that means that $1 million would buy you 1,160 square meters. That’s not an error; real estate in Monaco is literally 77 times more expensive than real estate in Oklahoma City. 15 square meters is a studio apartment; 1,160 square meters is a small mansion. Just comparing within the US, the price per square foot in San Francisco is over $1,120, 14 times as high as Oklahoma City. $1 million in San Francisco will buy you about 80 square meters, which is at least a two or three-bedroom house.

This says to me that policy choices matter. It may not be possible to make San Francisco as cheap as Oklahoma City—most people would definitely rather live in San Francisco, so demand is always going to be higher there. But I don’t think it’s very plausible to say that housing is just inherently 14 times as expensive to construct as housing in Oklahoma City. If it’s really that much more expensive to construct (and that may not even be the issue—this could be more a matter of oligopoly than high costs), it must be at least in part because of something the local and state governments are doing differently. Cross-national comparisons underscore that point even further: The geography of Hong Kong and Taiwan is not that different, but housing prices in Taiwan are not nearly as high.

What exactly are different cities (and countries) doing differently that has such large effects on housing prices? That’s something I’ll try to figure out in future posts.

Downsides of rent control

pnrj market failure, public policy, Uncategorized , , , , ,

May 13 JDN 2458252

One of the largest ideological divides between economists and the rest of the population concerns rent control.

Tent control is very popular among the general population, especially in California—with support hovering around 60% in Orange County, San Diego County, and across California in general. About 60% of people in the UK and over 50% in Ontario, Canada also support rent control.

Meanwhile, economists overwhelmingly oppose rent control: When evaluating the statement “A ceiling on rents reduces the quantity and quality of housing available.”, over 76% of economists agreed, and 16% agreed with qualifications. For the record, I would be an “agree with qualifications” as well (as they say, there are few one-handed economists).

There is evidence of some benefits of rent control, at least for the small number of people who can actually manage to stay in rent-controlled units. People who live in rent-controlled units are about 15% more likely to stay where they are, even in places as expensive as San Francisco, which could be considered a good thing (though I’m not convinced it always is; mobility is one of the key forces driving the dynamism of the US economy).

But there are winners and losers. Landlords whose properties are rent-controlled decreased their supply of housing by an average of 15%, via a combination of converting them to condos, removing them from the market, or demolishing the buildings outright. As a result, rent control increases average rent in a city by an average of 5%. One of the most effective ways to get out of rent control is to remove a building from the market entirely; this allows you to evict all of your tenants with very little notice, and is responsible for thousands of tenants being evicted every year in Los Angeles.

Rent control disincentivizes both new housing construction and the proper maintenance of existing housing. The quality of rent-controlled homes is systematically lower than the quality of other homes.

The benefits of rent control mainly fall upon the upper-middle class, not the poor. Rent control can make an area more racially diverse—but it benefits middle-class members of racial minorities, not poor members. Most of the benefits of rent control go to older families who have lived in a city for a long time—which makes them a transfer of wealth away from young people.

Cities such as Chicago without rent control systematically have lower rents, not higher; partly this is a cause, rather than an effect, as tenants are less likely to panic and demand rent control when rents are not high. But it’s also an effect, as rent control holds down the price in part of the market but ends up driving it up in the rest. Over 40% of San Francisco’s apartments are rent-controlled, and they have the highest rents in the world.

Rent control also contributes to the tendency toward building high-end luxury apartments; if you know that you will never be able to raise the rent on your existing buildings, and may end up being stuck with whatever rent you charge the first year on your new buildings, you have a strong reason to want to charge as much as possible the first year you build new apartments. Rent control also creates subtler distortions in the size and location of apartment construction. The effects of rent control even spill over into other housing markets, such as owner-occupied homes and mobile homes.
Because it locks people into place and reduces the construction of new homes near city centers, rent control increases commute times and carbon emissions. This is probably something we should especially point out to people in California, as the two things Californians hate most are environmental degradation and traffic congestion. (Then again, the third is high rent.) California is good at avoiding the first one—our GDP/carbon emission ratio is near the best in the US. The other two? Not so much.

Of course, simply removing rent control would not immediately solve the housing shortage; while it would probably have benefits in the long run, during the transition period a lot of people currently protected by rent control would lose their homes. Even in the long run, it would probably not be enough to actually make rent affordable in the largest coastal cities.

But it’s vital not to confuse “lower rent” with “rent control”; there are much, much better ways to reduce rent prices than simply enforcing arbitrary caps on them.

We have learned not to use price controls in other markets, but not housing for some reason. Think about the gasoline market, for example. High gas prices are very politically unpopular (though frankly I never quite understood why; it’s a tiny fraction of consumption expenditure, and if we ever want to make a dent in our carbon emissions we need to make our gas prices much higher), but imagine how ridiculous it would seem for a politician to propose simply making an arbitrary cap that says you aren’t allowed to sell gasoline for more than $2.50 per gallon in a particular city. The obvious outcome would be for most gas stations in that city to immediately close, and everyone to end up buying their gas at the new gas stations that spring up just outside the city limits charging $4.00 per gallon. This is basically what happens in the housing market: Rent-controlled apartments apartments are taken off the market, and the new housing that is built ends up even more expensive.

In a future post, I’ll discuss things we can do instead of rent control that would reliably make housing more affordable. Most of these would involve additional government spending; but there are two things I’d like to say about that. First, we are already spending this money, we just don’t see it, because it comes in the form of inefficiencies and market distortions instead of a direct expenditure. Second, do we really care about making housing affordable, or not? If we really care, we should be willing to spend money on it. If we aren’t willing to spend money on it, then we must not really care.

The difference between price, cost, and value

pnrj core principles, critique of neoclassical economics, heuristics and biases, market failure, public policy , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,

JDN 2457559

This topic has been on the voting list for my Patreons for several months, but it never quite seems to win the vote. Well, this time it did. I’m glad, because I was tempted to do it anyway.

“Price”, “cost”, and “value”; the words are often used more or less interchangeably, not only by regular people but even by economists. I’ve read papers that talked about “rising labor costs” when what they clearly meant was rising wages—rising labor prices. I’ve read papers that tried to assess the projected “cost” of climate change by using the prices of different commodity futures. And hardly a day goes buy that I don’t see a TV commercial listing one (purely theoretical) price, cutting it in half (to the actual price), and saying they’re now giving you “more value”.

As I’ll get to, there are reasons to think they would be approximately the same for some purposes. Indeed, they would be equal, at the margin, in a perfectly efficient market—that may be why so many economists use them this way, because they implicitly or explicitly assume efficient markets. But they are fundamentally different concepts, and it’s dangerous to equate them casually.

Price

Price is exactly what you think it is: The number of dollars you must pay to purchase something. Most of the time when we talk about “cost” or “value” and then give a dollar figure, we’re actually talking about some notion of price.

Generally we speak in terms of nominal prices, which are the usual concept of prices in actual dollars paid, but sometimes we do also speak in terms of real prices, which are relative prices of different things once you’ve adjusted for overall inflation. “Inflation-adjusted price” can be a somewhat counter-intuitive concept; if a good’s (nominal) price rises, but by less than most other prices have risen, its real price has actually fallen.

You also need to be careful about just what price you’re looking at. When we look at labor prices, for example, we need to consider not only cash wages, but also fringe benefits and other compensation such as stock options. But other than that, prices are fairly straightforward.

Cost

Cost is probably not at all what you think it is. The real cost of something has nothing to do with money; saying that a candy bar “costs $2” or a computer “costs $2,000” is at best a somewhat sloppy shorthand and at worst a fundamental distortion of what cost is and why it matters. No, those are prices. The cost of a candy bar is the toil of children in cocoa farms in Cote d’Ivoire. The cost of a computer is the ecological damage and displaced indigenous people caused by coltan mining in Congo.

The cost of something is the harm that it does to human well-being (or for that matter to the well-being of any sentient being). It is not measured in money but in “the sweat of our laborers, the genius of our scientists, the hopes of our children” (to quote Eisenhower, who understood real cost better than most economists). There is also opportunity cost, the real cost we pay not by what we did, but by what we didn’t do—what we could have done instead.

This is important precisely because while costs should always be reduced when possible, prices can in fact be too low—and indeed, artificially low prices of goods due to externalities are probably the leading reason why humanity bears so many excess real costs. If the price of that chocolate bar accurately reflected the suffering of those African children (perhaps by—Gasp! Paying them a fair wage?), and the price of that computer accurately reflected the ecological damage of those coltan mines (a carbon tax, at least?), you might not want to buy them anymore; in which case, you should not have bought them. In fact, as I’ll get to once I discuss value, there is reason to think that even if you would buy them at a price that accurately reflected the dollar value of the real cost to their producers, we would still buy more than we should.

There is a point at which we should still buy things even though people get hurt making them; if you deny this, stop buying literally anything ever again. We don’t like to think about it, but any product we buy did cause some person, in some place, some degree of discomfort or unpleasantness in production. And many quite useful products will in fact cause death to a nonzero number of human beings.

For some products this is only barely true—it’s hard to feel bad for bestselling authors and artists who sell their work for millions, for whatever toil they may put into their work, whatever their elevated suicide rate (which is clearly endogenous; people aren’t randomly assigned to be writers), they also surely enjoy it a good deal of the time, and even if they didn’t, their work sells for millions. But for many products it is quite obviously true: A certain proportion of roofers, steelworkers, and truck drivers will die doing their jobs. We can either accept that, recognizing that it’s worth it to have roofs, steel, and trucking—and by extension, industrial capitalism, and its whole babies not dying thing—or we can give up on the entire project of human civilization, and go back to hunting and gathering; even if we somehow managed to avoid the direct homicide most hunter-gatherers engage in, far more people would simply die of disease or get eaten by predators.

Of course, we should have safety standards; but the benefits of higher safety must be carefully weighed against the potential costs of inefficiency, unemployment, and poverty. Safety regulations can reduce some real costs and increase others, even if they almost always increase prices. A good balance is struck when real cost is minimized, where any additional regulation would increase inefficiency more than it improves safety.

Actually OSHA are unsung heroes for their excellent performance at striking this balance, just as EPA are unsung heroes for their balance in environmental regulations (and that whole cutting crime in half business). If activists are mad at you for not banning everything bad and business owners are mad at you for not letting them do whatever they want, you’re probably doing it right. Would you rather people saved from fires, or fires prevented by good safety procedures? Would you rather murderers imprisoned, or boys who grow up healthy and never become murderers? If an ounce of prevention is worth a pound of cure, why does everyone love firefighters and hate safety regulators?So let me take this opportunity to say thank you, OSHA and EPA, for doing the jobs of firefighters and police way better than they do, and unlike them, never expecting to be lauded for it.

And now back to our regularly scheduled programming. Markets are supposed to reflect costs in prices, which is why it’s not totally nonsensical to say “cost” when you mean “price”; but in fact they aren’t very good at that, for reasons I’ll get to in a moment.

Value

Value is how much something is worth—not to sell it (that’s the price again), but to use it. One of the core principles of economics is that trade is nonzero-sum, because people can exchange goods that they value differently and thereby make everyone better off. They can’t price them differently—the buyer and the seller must agree upon a price to make the trade. But they can value them differently.

To see how this works, let’s look at a very simple toy model, the simplest essence of trade: Alice likes chocolate ice cream, but all she has is a gallon of vanilla ice cream. Bob likes vanilla ice cream, but all he has is a gallon of chocolate ice cream. So Alice and Bob agree to trade their ice cream, and both of them are happier.

We can measure value in “willingness-to-pay” (WTP), the highest price you’d willingly pay for something. That makes value look more like a price; but there are several reasons we must be careful when we do that. The obvious reason is that WTP is obviously going to vary based on overall inflation; since $5 isn’t worth as much in 2016 as it was in 1956, something with a WTP of $5 in 1956 would have a much higher WTP in 2016. The not-so-obvious reason is that money is worth less to you the more you have, so we also need to take into account the effect of wealth, and the marginal utility of wealth. The more money you have, the more money you’ll be willing to pay in order to get the same amount of real benefit. (This actually creates some very serious market distortions in the presence of high income inequality, which I may make the subject of a post or even a paper at some point.) Similarly there is “willingness-to-accept” (WTA), the lowest price you’d willingly accept for it. In theory these should be equal; in practice, WTA is usually slightly higher than WTP in what’s called endowment effect.

So to make our model a bit more quantitative, we could suppose that Alice values vanilla at $5 per gallon and chocolate at $10 per gallon, while Bob also values vanilla at $5 per gallon but only values chocolate at $4 per gallon. (I’m using these numbers to point out that not all the valuations have to be different for trade to be beneficial, as long as some are.) Therefore, if Alice sells her vanilla ice cream to Bob for $5, both will (just barely) accept that deal; and then Alice can buy chocolate ice cream from Bob for anywhere between $4 and $10 and still make both people better off. Let’s say they agree to also sell for $5, so that no net money is exchanged and it is effectively the same as just trading ice cream for ice cream. In that case, Alice has gained $5 in consumer surplus (her WTP of $10 minus the $5 she paid) while Bob has gained $1 in producer surplus (the $5 he received minus his $4 WTP). The total surplus will be $6 no matter what price they choose, which we can compute directly from Alice’s WTP of $10 minus Bob’s WTA of $4. The price ultimately decides how that total surplus is distributed between the two parties, and in the real world it would very likely be the result of which one is the better negotiator.

The enormous cost of our distorted understanding

(See what I did there?) If markets were perfectly efficient, prices would automatically adjust so that, at the margin, value is equal to price is equal to cost. What I mean by “at the margin” might be clearer with an example: Suppose we’re selling apples. How many apples do you decide to buy? Well, the value of each successive apple to you is lower, the more apples you have (the law of diminishing marginal utility, which unlike most “laws” in economics is actually almost always true). At some point, the value of the next apple will be just barely above what you have to pay for it, so you’ll stop there. By a similar argument, the cost of producing apples increases the more apples you produce (the law of diminishing returns, which is a lot less reliable, more like the Pirate Code), and the producers of apples will keep selling them until the price they can get is only just barely larger than the cost of production. Thus, in the theoretical limit of infinitely-divisible apples and perfect rationality, marginal value = price = marginal cost. In such a world, markets are perfectly efficient and they maximize surplus, which is the difference between value and cost.

But in the real world of course, none of those assumptions are true. No product is infinitely divisible (though the gasoline in a car is obviously a lot more divisible than the car itself). No one is perfectly rational. And worst of all, we’re not measuring value in the same units. As a result, there is basically no reason to think that markets are optimizing anything; their optimization mechanism is setting two things equal that aren’t measured the same way, like trying to achieve thermal equilibrium by matching the temperature of one thing in Celsius to the temperature of other things in Fahrenheit.

An implicit assumption of the above argument that didn’t even seem worth mentioning was that when I set value equal to price and set price equal to cost, I’m setting value equal to cost; transitive property of equality, right? Wrong. The value is equal to the price, as measured by the buyer. The cost is equal to the price, as measured by the seller.

If the buyer and seller have the same marginal utility of wealth, no problem; they are measuring in the same units. But if not, we convert from utility to money and then back to utility, using a different function to convert each time. In the real world, wealth inequality is massive, so it’s wildly implausible that we all have anything close to the same marginal utility of wealth. Maybe that’s close enough if you restrict yourself to middle-class people in the First World; so when a tutoring client pays me, we might really be getting close to setting marginal value equal to marginal cost. But once you include corporations that are owned by billionaires and people who live on $2 per day, there’s simply no way that those price-to-utility conversions are the same at each end. For Bill Gates, a million dollars is a rounding error. For me, it would buy a house, give me more flexible work options, and keep me out of debt, but not radically change the course of my life. For a child on a cocoa farm in Cote d’Ivoire, it could change her life in ways she can probably not even comprehend.

The market distortions created by this are huge; indeed, most of the fundamental flaws in capitalism as we know it are ultimately traceable to this. Why do Americans throw away enough food to feed all the starving children in Africa? Marginal utility of wealth. Why are Silicon Valley programmers driving the prices for homes in San Francisco higher than most Americans will make in their lifetimes? Marginal utility of wealth. Why are the Koch brothers spending more on this year’s elections than the nominal GDP of the Gambia? Marginal utility of wealth. It’s the sort of pattern that once you see it suddenly seems obvious and undeniable, a paradigm shift a bit like the heliocentric model of the solar system. Forget trade barriers, immigration laws, and taxes; the most important market distortions around the world are all created by wealth inequality. Indeed, the wonder is that markets work as well as they do.

The real challenge is what to do about it, how to reduce this huge inequality of wealth and therefore marginal utility of wealth, without giving up entirely on the undeniable successes of free market capitalism. My hope is that once more people fully appreciate the difference between price, cost, and value, this paradigm shift will be much easier to make; and then perhaps we can all work together to find a solution.