IDEAS home Printed from https://ideas.repec.org/a/eee/lauspo/v123y2022ics0264837722004495.html
   My bibliography  Save this article

You don’t need zoning to be exclusionary: Manufactured home parks, land-use regulations and housing segregation in the Houston metropolitan area

Author

Listed:
  • Rumbach, Andrew
  • Sullivan, Esther
  • McMullen, Shelley
  • Makarewicz, Carrie

Abstract

Manufactured home parks (MHPs), businesses that are “designed, developed, operated and maintained.for the placement and occupancy of manufactured homes on a long-term basis,” are an important source of affordable housing in the United States and other countries11Law Insider, “manufactured home park” definition. https://www.lawinsider.com/dictionary/manufactured-home-park. The social and spatial stigma surrounding MHPs has been widely documented, and the location of these communities is a key feature of their marginalization. We examine the how land use regulations contribute to the spatial distribution and segregation of MHPs in Greater Houston, a fast-growing urban region in the southern United States. At the local-government scale, we collect land-use regulations from the 134 jurisdictions in the Houston MSA to analyze how jurisdictions shape development, expansion, or improvement of MHPs within their boundaries, and how the regulation of MHPs varies across jurisdictions. At the scale of the individual MHPs, we draw a random proportionate sample of 400 MHPs and collect data from primary and secondary sources including tax parcel records, local zoning maps, remotely sensed imagery, and a proprietary real estate dataset. We discuss four key findings. First, local governments use a variety of land-use tools, not just zoning, to exclude, limit, or condition the placement of MHPs within their respective jurisdictions. Second, we show that these land-use regulations have widely varying requirements for the (re)development of MHPs. Third, we find that a significant number of MHPs are already located in unincorporated areas and that new MHPs will be less likely to be in incorporated areas. Finally, we find that local governments often treat MHPs as something other than housing, which introduces important uncertainties about the future of MHPs.

Suggested Citation

  • Rumbach, Andrew & Sullivan, Esther & McMullen, Shelley & Makarewicz, Carrie, 2022. "You don’t need zoning to be exclusionary: Manufactured home parks, land-use regulations and housing segregation in the Houston metropolitan area," Land Use Policy, Elsevier, vol. 123(C).
  • Handle: RePEc:eee:lauspo:v:123:y:2022:i:c:s0264837722004495
    DOI: 10.1016/j.landusepol.2022.106422
    as

    Download full text from publisher

    File URL: http://www.sciencedirect.com/science/article/pii/S0264837722004495
    Download Restriction: Full text for ScienceDirect subscribers only

    File URL: https://libkey.io/10.1016/j.landusepol.2022.106422?utm_source=ideas
    LibKey link: if access is restricted and if your library uses this service, LibKey will redirect you to where you can use your library subscription to access this item
    ---><---

    As the access to this document is restricted, you may want to search for a different version of it.

    References listed on IDEAS

    as
    1. John F. McDonald & Daniel P. McMillen, 2004. "Determinants of Suburban Development Controls: A Fischel Expedition," Urban Studies, Urban Studies Journal Limited, vol. 41(2), pages 341-361, February.
    2. Tej Kumar Karki, 2015. "Mandatory Versus Incentive-Based State Zoning Reform Policiesfor Affordable Housing in the United States:A Comparative Assessment," Housing Policy Debate, Taylor & Francis Journals, vol. 25(2), pages 234-262, April.
    3. Evans, Krista, 2019. "Exploring the relationship between visual preferences for tiny and small houses and land use policy in the southeastern United States," Land Use Policy, Elsevier, vol. 81(C), pages 209-218.
    4. Carlos J. L. Balsas, 2019. "The Routledge International handbook of walking," Transport Reviews, Taylor & Francis Journals, vol. 39(3), pages 407-408, May.
    5. James L. Mitchell, 2004. "Will empowering developers to challenge exclusionary zoning increase suburban housing choice?," Journal of Policy Analysis and Management, John Wiley & Sons, Ltd., vol. 23(1), pages 119-134.
    6. Michael C. Lens & Paavo Monkkonen, 2016. "Do Strict Land Use Regulations Make Metropolitan Areas More Segregated by Income?," Journal of the American Planning Association, Taylor & Francis Journals, vol. 82(1), pages 6-21, January.
    7. Andrés Rodríguez-Pose & Michael Storper, 2020. "Housing, urban growth and inequalities: The limits to deregulation and upzoning in reducing economic and spatial inequality," Urban Studies, Urban Studies Journal Limited, vol. 57(2), pages 223-248, February.
    8. Huang, Haifang & Tang, Yao, 2012. "Residential land use regulation and the US housing price cycle between 2000 and 2009," Journal of Urban Economics, Elsevier, vol. 71(1), pages 93-99.
    9. Andrew Aurand, 2014. "Florida's Planning Requirements and Affordability for Low-Income Households," Housing Studies, Taylor & Francis Journals, vol. 29(5), pages 677-700, July.
    10. Silvia Beghelli & Gianni Guastella & Stefano Pareglio, 2020. "Governance fragmentation and urban spatial expansion: Evidence from Europe and the United States [Governance-Fragmentierung und urbane räumliche Expansion: Erkenntnisse aus Europa und den USA]," Review of Regional Research: Jahrbuch für Regionalwissenschaft, Springer;Gesellschaft für Regionalforschung (GfR), vol. 40(1), pages 13-32, April.
    11. Lindsey Ward Lyles & Philip Berke & Gavin Smith, 2014. "Do planners matter? Examining factors driving incorporation of land use approaches into hazard mitigation plans," Journal of Environmental Planning and Management, Taylor & Francis Journals, vol. 57(5), pages 792-811, May.
    12. Quigley, John M. & Rosenthal, Larry A., 2005. "The Effects of Land-Use Regulation on the Price of Housing: What Do We Know? What Can We Learn?," Berkeley Program on Housing and Urban Policy, Working Paper Series qt90m9g90w, Berkeley Program on Housing and Urban Policy.
    13. John M. Quigley & Steven Raphael, 2005. "Regulation and the High Cost of Housing in California," American Economic Review, American Economic Association, vol. 95(2), pages 323-328, May.
    14. Hee-Jung Jun, 2017. "The Link Between Local Comprehensive Plans and Housing Affordability: A Comparative Study of the Atlanta and Detroit Metropolitan Areas," Journal of the American Planning Association, Taylor & Francis Journals, vol. 83(3), pages 249-261, July.
    15. Jake Wegmann, 2020. "Death to Single-Family Zoning…and New Life to the Missing Middle," Journal of the American Planning Association, Taylor & Francis Journals, vol. 86(1), pages 113-119, January.
    16. Noah J. Durst, 2018. "Racial Gerrymandering of Municipal Borders: Direct Democracy, Participatory Democracy, and Voting Rights in the United States," Annals of the American Association of Geographers, Taylor & Francis Journals, vol. 108(4), pages 938-954, July.
    17. Vicki Been & Ingrid Gould Ellen & Katherine O’Regan, 2019. "Supply Skepticism: Housing Supply and Affordability," Housing Policy Debate, Taylor & Francis Journals, vol. 29(1), pages 25-40, January.
    18. Min Hwang & John M. Quigley, 2006. "Economic Fundamentals In Local Housing Markets: Evidence From U.S. Metropolitan Regions," Journal of Regional Science, Wiley Blackwell, vol. 46(3), pages 425-453, August.
    19. Balazs, C.L. & Ray, I., 2014. "The drinking water disparities framework: On the origins and persistence of inequities in exposure," American Journal of Public Health, American Public Health Association, vol. 104(4), pages 603-611.
    20. Glaeser, Edward L. & Ward, Bryce A., 2009. "The causes and consequences of land use regulation: Evidence from Greater Boston," Journal of Urban Economics, Elsevier, vol. 65(3), pages 265-278, May.
    21. Esther Sullivan & Carrie Makarewicz & Andrew Rumbach, 2022. "Affordable but Marginalized," Journal of the American Planning Association, Taylor & Francis Journals, vol. 88(2), pages 232-244, April.
    22. Rachel Meltzer, 2013. "Do Homeowners Associations Affect Citywide Segregation? Evidence From Florida Municipalities," Housing Policy Debate, Taylor & Francis Journals, vol. 23(4), pages 688-713, October.
    23. Paavo Monkkonen, 2019. "The Elephant in the Zoning Code: Single Family Zoning in the Housing Supply Discussion," Housing Policy Debate, Taylor & Francis Journals, vol. 29(1), pages 41-43, January.
    24. Tan, Ya & Wang, Zhi & Zhang, Qinghua, 2020. "Land-use regulation and the intensive margin of housing supply," Journal of Urban Economics, Elsevier, vol. 115(C).
    25. United Nations Industrial Development Organization & World Bank Group & Deutsche Gesellschaft für Internationale Zusammenarbeit & Industry and Energy of the Republic of Korea Ministry of Trade, 2019. "A Practitioner's Handbook for Eco-Industrial Parks," World Bank Publications - Reports 31456, The World Bank Group.
    26. Edward G. Goetz & Yi Wang, 2020. "Overriding Exclusion: Compliance With Subsidized Housing Incentives in the Massachusetts 40B Program," Housing Policy Debate, Taylor & Francis Journals, vol. 30(3), pages 457-479, May.
    27. Frank J. Popper, 1983. "LP/HC and LULUs: The Political Uses of Risk Analysis in Land‐Use Planning," Risk Analysis, John Wiley & Sons, vol. 3(4), pages 255-263, December.
    28. J. Michael Pogodzinski & Tim R. Sass, 1990. "The Economic Theory of Zoning: A Critical Review," Land Economics, University of Wisconsin Press, vol. 66(3), pages 294-314.
    29. Shalabh, 2019. "Handbook of Big Data Analytics," Journal of the Royal Statistical Society Series A, Royal Statistical Society, vol. 182(4), pages 1646-1647, October.
    30. Shertzer, Allison & Twinam, Tate & Walsh, Randall P., 2022. "Zoning and segregation in urban economic history," Regional Science and Urban Economics, Elsevier, vol. 94(C).
    31. Ihlanfeldt, Keith R., 2007. "The effect of land use regulation on housing and land prices," Journal of Urban Economics, Elsevier, vol. 61(3), pages 420-435, May.
    32. Pierce, Gregory & Gabbe, C.J. & Gonzalez, Silvia R., 2018. "Improperly-zoned, spatially-marginalized, and poorly-served? An analysis of mobile home parks in Los Angeles County," Land Use Policy, Elsevier, vol. 76(C), pages 178-185.
    Full references (including those not matched with items on IDEAS)

    Most related items

    These are the items that most often cite the same works as this one and are cited by the same works as this one.
    1. Lima, Ricardo Carvalho de Andrade & Silveira Neto, Raul da Mota, 2019. "Zoning ordinances and the housing market in developing countries: Evidence from Brazilian municipalities," Journal of Housing Economics, Elsevier, vol. 46(C).
    2. Ryan Greenaway-McGrevy & Gail Pacheco & Kade Sorensen, 2021. "The effect of upzoning on house prices and redevelopment premiums in Auckland, New Zealand," Urban Studies, Urban Studies Journal Limited, vol. 58(5), pages 959-976, April.
    3. Michael Manville & Michael Lens & Paavo Monkkonen, 2022. "Zoning and affordability: A reply to Rodríguez-Pose and Storper," Urban Studies, Urban Studies Journal Limited, vol. 59(1), pages 36-58, January.
    4. Zhang, Junfu, 2023. "JUE Insight: Measuring the Stringency of Land Use Regulation Using a Shadow Price Approach," Journal of Urban Economics, Elsevier, vol. 133(C).
    5. Kling, Hannah KM, 2020. "Land-Use Regulations As Exclusion: A GIS Analysis," Journal of Regional Analysis and Policy, Mid-Continent Regional Science Association, vol. 50(1), February.
    6. Xi Yang, 2021. "Land-Use Regulations and Urban Growth of African Americans," Economic Development Quarterly, , vol. 35(4), pages 338-350, November.
    7. Gyourko, Joseph & Molloy, Raven, 2015. "Regulation and Housing Supply," Handbook of Regional and Urban Economics, in: Gilles Duranton & J. V. Henderson & William C. Strange (ed.), Handbook of Regional and Urban Economics, edition 1, volume 5, chapter 0, pages 1289-1337, Elsevier.
    8. David Christafore & Susane Leguizamon, 2015. "Spatial Spillovers of Land Use Regulation in the United States," Housing Studies, Taylor & Francis Journals, vol. 30(3), pages 491-503, June.
    9. Bahadir, Berrak & Mykhaylova, Olena, 2014. "Housing market dynamics with delays in the construction sector," Journal of Housing Economics, Elsevier, vol. 26(C), pages 94-108.
    10. Huub Ploegmakers & Pascal Beckers & Erwin Van der Krabben, 2018. "The impact of planning intervention on business development: Evidence from the Netherlands," Urban Studies, Urban Studies Journal Limited, vol. 55(14), pages 3252-3273, November.
    11. Guillaume POUYANNE & Frederic GASCHET, 2013. "The Effect Of Current And Future Land Use On House Prices," ERSA conference papers ersa13p249, European Regional Science Association.
    12. Ritashree Chakrabarti & Junfu Zhang, 2010. "Unaffordable housing and local employment growth," New England Public Policy Center Working Paper 10-3, Federal Reserve Bank of Boston.
    13. Millar, Jonathan N. & Oliner, Stephen D. & Sichel, Daniel E., 2016. "Time-to-plan lags for commercial construction projects," Regional Science and Urban Economics, Elsevier, vol. 59(C), pages 75-89.
    14. Huang, Haifang & Tang, Yao, 2012. "Residential land use regulation and the US housing price cycle between 2000 and 2009," Journal of Urban Economics, Elsevier, vol. 71(1), pages 93-99.
    15. Evan Mast, 2019. "The Effect of New Market-Rate Housing Construction on the Low-Income Housing Market," Upjohn Working Papers 19-307, W.E. Upjohn Institute for Employment Research.
    16. Koster, Hans R.A. & van Ommeren, Jos & Rietveld, Piet, 2012. "Bombs, boundaries and buildings," Regional Science and Urban Economics, Elsevier, vol. 42(4), pages 631-641.
    17. Greenaway-McGrevy, Ryan & Phillips, Peter C.B., 2023. "The impact of upzoning on housing construction in Auckland," Journal of Urban Economics, Elsevier, vol. 136(C).
    18. Kok, Nils & Monkkonen, Paavo & Quigley, John M., 2014. "Land use regulations and the value of land and housing: An intra-metropolitan analysis," Journal of Urban Economics, Elsevier, vol. 81(C), pages 136-148.
    19. Quigley, John M. & Raphael, Steven & Rosenthal, Larry A., 2008. "Measuring Land-Use Regulations and Their Effects in the Housing Market," Berkeley Program on Housing and Urban Policy, Working Paper Series qt07t5d0q4, Berkeley Program on Housing and Urban Policy.
    20. Ritashree Chakrabarti & Junfu Zhang, 2015. "Unaffordable housing and local employment growth: Evidence from California municipalities," Urban Studies, Urban Studies Journal Limited, vol. 52(6), pages 1134-1151, May.

    Corrections

    All material on this site has been provided by the respective publishers and authors. You can help correct errors and omissions. When requesting a correction, please mention this item's handle: RePEc:eee:lauspo:v:123:y:2022:i:c:s0264837722004495. See general information about how to correct material in RePEc.

    If you have authored this item and are not yet registered with RePEc, we encourage you to do it here. This allows to link your profile to this item. It also allows you to accept potential citations to this item that we are uncertain about.

    If CitEc recognized a bibliographic reference but did not link an item in RePEc to it, you can help with this form .

    If you know of missing items citing this one, you can help us creating those links by adding the relevant references in the same way as above, for each refering item. If you are a registered author of this item, you may also want to check the "citations" tab in your RePEc Author Service profile, as there may be some citations waiting for confirmation.

    For technical questions regarding this item, or to correct its authors, title, abstract, bibliographic or download information, contact: Joice Jiang (email available below). General contact details of provider: https://www.journals.elsevier.com/land-use-policy .

    Please note that corrections may take a couple of weeks to filter through the various RePEc services.

    IDEAS is a RePEc service. RePEc uses bibliographic data supplied by the respective publishers.