The Density Fallacy

A decade or so ago, an Economist senior editor named Frances Cairncross wrote a book called The Death of Distance which argued that, thanks to declining transportation and telecommunications costs, distance really doesn’t matter anymore. So it is ironic that another Economist writer, Ryan Avent, has written a new book arguing that “Distance is not dead” and proximity to other people still matters.

The Antiplanner previously mentioned this book, The Gated City (available only from Amazon in Kindle format for $1.99), a couple of weeks ago, but now I’ve finished reading it and can write a more detailed review.

Ryan’s book makes the following argument:

1. Denser cities are more productive
2. Due to NIMBYs, denser cities also have higher housing costs
3. Get rid of the NIMBYs, and cities will become even denser and more productive

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The History of Home Ownership

An earlier series of Antiplanner posts looked at the recent financial crisis and the role the housing market played in that crisis. This has led the Antiplanner to look deeper into the history of housing and home ownership.

The Census Bureau began tallying homeownership rates in the 1890 census; before that, American homeownership rates can only be guessed at by the fact that the vast majority of American lived in rural areas and most–roughly two-thirds in 1890–American farmers owned their farms and, by extension, their homes. Between 1890 and 1940, census data found that about 40 to 45 percent of Americans owned their own homes. Then there was a sudden increase to 62 percent in 1960, after which it slowly crept up to 65 percent.

The Antiplanner has always assumed that the 40 to 45 percent of households that owned their homes represented middle-class (white-collar) families, and the 20 percent growth after 1940 represented working-class (blue-collar) families. But as Margaret Garb shows in City of American Dreams, reality is a bit more complicated.

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Market Asymmetry

Along with Michael Lewis’ The Big Short, Gregory Zuckerman’s The Greatest Trade Ever shows that at least some investors were aware that the housing bubble of the mid-2000s was likely to collapse, with severe repercussions on the economy. The book (whose alternate subtitle is “How One Man Bet Against the Markets and Made $20 Billion”) focuses on John Paulson, whose Paulson & Company was considered a minor player until he shorted so many mortgage bonds that he made the company $14 billion (plus $4 billion for himself).

Believers in the “efficient market hypothesis” argue that there will always be investors willing to bet on both sides of any market. The resulting prices, they say, represent the most accurate possible evaluations of the true value of any investment. One problem with this hypothesis, Zuckerman shows, is that some investments are asymmetrical, which leads to a bias in the markets.

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Contributing Factors, Part One

Today and tomorrow, as a part of the Antiplanner’s continuing series about the 2008 economic meltdown, I am going to look at many of the supposed causes of the crisis and show that, while some of them may have made the crisis worse, none of them were the ultimate cause of the crisis. In some cases, I’ll quote a 2009 paper written by two of my colleagues at Cato. In doing so, I have to confess that, while we agree about what didn’t cause the crisis, I haven’t been able to convince all of my Cato colleagues, including at least one of the authors of this paper, about what did cause it.

I’ll also quote from William Cohan’s House of Cards, a book that is mainly about Bear Stearns. In fact, only the first third of the book is about the 2008 crisis; the rest is on the history of that company in the 75 years before that crisis. Unlike some financial writers, Cohan actually worked on Wall Street for 17 years, including a decade as a managing director at JPMorgan Chase. Perhaps this is why Cohan can supply of lot of insights and details missing from some of the other books I’ve read on the crisis.

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A Crisis of Reserves

The Antiplanner continues to read recent books about the 2008 financial crisis, but there are definite diminishing returns. I just finished Roger Lowenstein‘s The End of Wall Street and found it disappointing. It covered almost exactly the same ground as Too Big to Fail, but unlike the latter book, which was based mainly on interviews, Lowenstein’s book seems to be based heavily on articles and op eds in various newspapers and magazines.

The book is poorly referenced–sometimes a citation to a critical point lists nothing more than a person’s name–and somewhat superficial in its description of complex events. Lowenstein focuses heavily on subprime mortgages, but (as I’ll explain in detail in a later post) I don’t think they were the real problem. “Rampant speculation (and abuse) in mortgages was surely the primary cause of the bubble,” he concludes, but he doesn’t even sound like he believes it. There was just as much mortgage “abuse” in Texas as in California, yet Texas had no bubble. Rampant speculation only takes place after prices are already rapidly rising, so such speculation by itself can’t have caused the bubble.

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Antiplanner’s Library: Freefall

Nobel-prize-winning economist Joseph Stiglitz‘s take on the 2008 financial crisis is simple: Free markets are bad; government is good; we need more government. This is, essentially, a reiteration of what is known as the Greenwald-Stiglitz theorem, which states that markets are imperfect, so “government could potentially almost always improve upon the market’s resource allocation.”

A flaw common to both the Greenwald-Stiglitz theorem and Freefall is that, while Stiglitz goes to great efforts to show that markets are imperfect, he makes no effort at all to show that government will do better. His theorem says government could potentially do better, and another one of his theorems says an “ideal government” could do better, but the real question, which he never addresses, is whether a real, not ideal, imperfect government will actually do any better than an imperfect market.

Freefall makes no genuine effort to analyze the causes of the 2008 financial meltdown. Instead, Stiglitz merely uses it as another example in his case for bigger government. The crisis resulted from the failure of American capitalism, he says, and he dismisses any other explanation (if he mentions it at all) as “sheer nonsense” (p. 10).

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Antiplanner’s Library: Fool’s Gold

As previously noted, the Antiplanner has been reading a lot of books about the financial crisis lately. Some have tried (but failed) to be comprehensive. Most cover just a slice of the crisis, such as Bear Stearns (House of Cards) or Lehman Brothers (A Colossal Failure of Common Sense)

One of the most valuable books of the latter sort is Fool’s Gold, which focuses on J.P. Morgan. Curiously, this book has gone through a series of at least four subtitles:

  1. How an Ingenious Tribe of Bankers Rewrote the Rules of Finance, Made a Fortune and Survived a Catastrophe
  2. How Unrestrained Greed Corrupted a Dream, Shattered Global Markets, and Unleashed a Catastrophe
  3. How the Bold Dream of a Small Tribe at J.P. Morgan was Corrupted by Wall Street Greed and Unleashed a Catastrophe
  4. The Inside Story of J.P. Morgan and How Wall St. Greed Corrupted Its Bold Dream and Created a Financial Catastrophe

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Antiplanner’s Library: Triumph of the City

The ideas of many urbanologists are heavily influenced by the cities in which they lived or grew up. To defend her mid-rise Greenwich Village neighborhood from “urban renewal,” Jane Jacobs extolled the virtues of such neighborhoods and excoriated both high-rises and suburbs. Many urban planners today, fresh out of college, remember the lively streets of their university neighborhoods and don’t understand why residents of quiet suburbs don’t want to see their own streets turned into such neighborhoods. I myself have been focused by my revulsion to the authoritarian dictates of “smart-growth” planners in my home state of Oregon.

“One’s own tastes are rarely a sound basis for public policy,” says Harvard University urban economist Edward Glaeser. “For the government to mandate a single style of urbanism is no more sensible than for the government to enforce a single style of literature.” While I completely agree with this point of view, his new book, Triumph of the City, is strongly colored by his own upbringing in a 1,300-square-foot high-rise apartment in Manhattan (p. 147).

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Antiplanner’s Library: Too Big to Fail

The Antiplanner finished reading Too Big to Fail, a 539-page tome describing the events of the financial crisis from the Bear Stearns collapse in March, 2008 to the Treasury’s forced purchase of billions of dollars worth of shares in nine major banks in October, 2008. New York Times reporter Sorkin says the book is based on “more than five hundred hours of interviews with more than two hundred individuals who participated directly in the events surrounding the financial crisis.”

With the exception of an eleven-page epilogue, the author makes no apparent attempt to interject his own opinions about what happened. As such, the book represents the best and worst of modern journalism: the best because it appears to be a frank recitation of events on Wall Street, in the Fed, and the U.S. Treasury; and the worst because the accuracy of that recitation depends on who the author interviewed (whose names he doesn’t specifically reveal).

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The Antiplanner’s Library: The Economic Crisis

The 2008 financial crisis has proven to be a bonanza for at least one industry: Book publishers have issued dozens of tomes about what went wrong and how to fix it. Lately, the Antiplanner has been reading as many of these as possible.

Most of the authors have an axe to grind and many blame the crisis on one chief player: the Federal Reserve, private bankers, the mortgage industry, bond rating companies, politicians trying to increase homeownership, etc. Of course, loyal Antiplanner readers know the real culprit was growth-management planning, a thesis few of the book writers recognize–the main exception being Thomas Sowell in The Housing Boom and Bust.

In reading the other books, my goal has been to sift out the overblown rhetoric about greed and malice to find as many useful facts and insights as possible. Here are a few of the more interesting points.

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