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Effects of Gentrification on Homeowners: Evidence from a Natural Experiment

Author

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  • Lei Ding
  • Jackelyn Hwang

Abstract

A major overhaul of the property tax system in 2013 in the city of Philadelphia has generated significant variations in the amount of property taxes across properties. This exogenous policy shock provides a unique opportunity to identify the causal effects of gentrification, which is often accompanied by increased property values, on homeowners’ tax payment behavior and residential mobility. The analysis, based on a difference-in-differences framework, suggests that gentrification leads to a higher risk of delinquency on homeowners’ tax bills on average, but there was no sign of a large-scale departure of elderly or long-term homeowners in gentrifying neighborhoods within five years after adoption of the new policy. While tax delinquencies were somewhat inflated by appeals for reassessments, programs designed to provide tax relief for long-term homeowners help mitigate the risk of tax delinquencies and displacement. Findings from this study help researchers, policymakers, and practitioners better understand the mechanisms through which gentrification may impact long-term homeowners and the effectiveness of policies to mitigate these tax burdens and displacement.

Suggested Citation

  • Lei Ding & Jackelyn Hwang, 2020. "Effects of Gentrification on Homeowners: Evidence from a Natural Experiment," Working Papers 20-16, Federal Reserve Bank of Philadelphia.
    • Handle: RePEc:fip:fedpwp:87816
    DOI: 10.21799/frbp.wp.2020.16
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    References listed on IDEAS

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    1. Ferreira, Fernando, 2010. "You can take it with you: Proposition 13 tax benefits, residential mobility, and willingness to pay for housing amenities," Journal of Public Economics, Elsevier, vol. 94(9-10), pages 661-673, October.
    2. Ellen, Ingrid Gould & O'Regan, Katherine M., 2011. "How low income neighborhoods change: Entry, exit, and enhancement," Regional Science and Urban Economics, Elsevier, vol. 41(2), pages 89-97, March.
    3. Nada Wasi & Michelle J. White, 2005. "Property Tax Limitations and Mobility: The Lock-in Effect of California's Proposition 13," NBER Working Papers 11108, National Bureau of Economic Research, Inc.
    4. Ding, Lei & Hwang, Jackelyn & Divringi, Eileen, 2016. "Gentrification and residential mobility in Philadelphia," Regional Science and Urban Economics, Elsevier, vol. 61(C), pages 38-51.
    5. Shan, Hui, 2010. "Property taxes and elderly mobility," Journal of Urban Economics, Elsevier, vol. 67(2), pages 194-205, March.
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    Cited by:

    1. Yilin Hou & Lei Ding & David J. Schwegman & Alaina G. Barca, 2025. "Assessment frequency and equity of the property tax: Latest evidence from Philadelphia," Journal of Policy Analysis and Management, John Wiley & Sons, Ltd., vol. 44(2), pages 483-507, March.
    2. Alaina Barca & Lei Ding & Yulin Hou & David Schwegman, 2021. "Assessment Frequency and Equity of the Real Property Tax: Latest Evidence from Philadelphia," Working Papers 21-43, Federal Reserve Bank of Philadelphia.
    3. Michael Snidal & Magda Maaoui & Tyler Haupert, 2022. "Exodus in the American metropolis: Predicting Black population decline in Chicago neighbourhoods," Urban Studies, Urban Studies Journal Limited, vol. 59(15), pages 3114-3131, November.

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    Keywords

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    JEL classification:

    • H20 - Public Economics - - Taxation, Subsidies, and Revenue - - - General
    • H31 - Public Economics - - Fiscal Policies and Behavior of Economic Agents - - - Household
    • H71 - Public Economics - - State and Local Government; Intergovernmental Relations - - - State and Local Taxation, Subsidies, and Revenue
    • R51 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Regional Government Analysis - - - Finance in Urban and Rural Economies

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