An Analysis of the Relationship Between Housing Foreclosures,Lending Practices,and Neighborhood Ecology: Evidence from a Distressed County

Residential foreclosures increased sharply during the 1990s and in the first years of the twenty-first century. These foreclosures have profound impacts on the households and neighborhoods involved. Although foreclosures occur everywhere, the geography of foreclosures displays a pattern tied to a metropolitan area's social, fiscal, and economic geography. We examine these correspondences as they exist within Summit County (Akron), Ohio, between 2001 and 2003. Foreclosures themselves often result from unfortunate financial events that can affect any household, but we found that the geography of foreclosures corresponds primarily to Summit County's racial distribution, above and beyond any correspondence with income levels and housing fiscal stress. There also exists a clear coincidence of foreclosures with subprime lending, itself associated with Summit County's racial patterns. Concentrations of foreclosures in particular neighborhoods can be tremendously harmful to the social and economic health of the neighborhood. These comparisons help us to better understand the neighborhood ecology of foreclosure rates and subprime lending.     

An unexpected geography of opportunity in the wake of the foreclosure crisis: low-income renters in investor-purchased foreclosures in Phoenix,Arizona

During the recent United States foreclosure crisis, investors purchased and leased thousands of homes nationwide, opening up formerly owner-occupied neighborhoods to renters. Yet, little is known about how this process affected regional patterns of residential segregation and inequality. In this study, we combine property-level data on real estate transactions and subsidized housing vouchers from 2004 to 2014 to assess whether the conversion of foreclosures to rentals enabled low-income renters to live in more advantaged neighborhoods in Phoenix, Arizona. Renters with vouchers living in investor-purchased foreclosures were in lower-poverty neighborhoods compared with those not living in investor-purchased foreclosures. This suggests that foreclosure sales may have widened the geography of opportunity for low-income renters with subsidized housing.     

亚运会城市更新对社区居民影响的跟踪研究——基于广州市三个社区的实证调查

亚运会的成功举办对广州的经济、社会、文化产生了深远影响,同时也触发了广州新一轮的城市更新,涉及颇多社区与居民。现有研究仅关注亚运会前期的影响,缺乏对其后续影响的跟踪研究。本文对亚运会期间更新改造的三个案例进行跟踪研究,对比更新前后社区居民在物质、社会和心理层面上所受影响。研究表明:由于城市更新缺乏对社区居民的全面考虑,更新改造导致部分居民的社会经济地位降低,社会网络破坏,邻里关系拆散,社区满意度下降。这场快速、效果显著的城市更新,在物质层面上一定程度地改善了居民的居住环境和质量,但在社会层面和心理层面却对社区居民造成了较大负面影响。作为与政府和开发商不均衡博弈中的弱势方,社区居民成为亚运轰轰烈烈的城市更新改造中的社会成本承担者。城市更新应更多关注社会利益与公众参与,提倡多元化的城市更新目标。     

旅游地居民对主题景区旅游影响的感知与态度——以常州环球恐龙城为例

以常州环球恐龙城为例,利用因子分析、回归分析和聚类分析等方法,研究了旅游地居民对主题景区旅游影响的感知与态度。结果表明:①常州城市居民对环球恐龙城旅游影响的感知特征可归纳为“社会失序”、“文化素质提升”、“地方认同和生活环境改善”、“吸引力增强”、“综合效益提升”、“生活环境恶化”和“生活成本提高”等7个维度,居民对积极影响的感知强度整体上高于消极影响。②常州城市居民对环球恐龙城发展的态度与旅游影响感知密切联系,各感知因子对居民态度的不同维度有显著影响。③根据对环球恐龙城发展的态度,可将常州城市居民划分为“乐观支持者”、“理性支持者”、“谨慎支持者”、“冷漠态度者”等4种类型,总体来说,常州城市居民对环球恐龙城旅游发展的态度较为积极与理性。     

Detection of foreclosure-related landscape management changes using Landsat

The volume of properties affected by foreclosure over the past decade suggests the potential for dramatic change in vegetation cover due to changes in management. Yet, the specific pathology of each foreclosure, the temporal asynchrony among foreclosures, and differences in the area available for vegetation growth across properties presents challenges to observing and measuring change. This paper develops and tests a difference in deviations approach that compares the parcel NDVI to a neighborhood norm before and after foreclosure. The difference in deviations approach addresses the challenges of separating parcel-level change corresponding to foreclosure and identifies changes on both small and large parcels. The method relies on a time series of Landsat Normalized Difference Vegetation Index (NDVI) data, individual home foreclosure records and property tax assessment data for Maricopa County, Arizona from 2002 to 2012. To establish the level of difference associated with observable landscape change, we use a probit regression model, coding Google Earth images for properties across the range of observed deviations of difference. The basic assumption underlying the approach is that if foreclosure coincides with a change in management, it will lead to changes in vegetation structure and thus, NDVI values. We estimate that 13% of home foreclosures in Maricopa County over the period from 2002 to 2012 resulted in declines in vegetation whereas 6.5% resulted in vegetation increases. Future uses of this method for understanding landscape management in residential landscapes are discussed.     

香港居民对内地游客在港行为的认知研究——基于可持续旅游的视角

根据可持续旅游理论设计了一组游客行为评价指标,并以此为基础在香港居民中进行了问卷调查,以了解香港居民对内地游客在港旅游行为的认知。结果表明:香港居民对内地游客在港行为的认知比较负面,这有可能会影响到香港旅游的可持续发展。这种以可持续旅游和游客行为为基础的新视角可以更为深入地了解目的地居民对旅游发展的认知。     

Research Note: Neighborhoods as Territorial Units: The Case of Tel Aviv-Jaffa

This paper suggests a GIS-based methodology for the investigation of the extent to which the inhabitants of a representative sample of city residents perceives itself as living in socially constituted neighborhood territories. We ask residents about the relevancy of the neighborhood as a social unit and to delineate their neighborhood boundaries. We then define these delineations as polygons in GIS, measuring the tendency of neighbors to define merging territorial bases for their neighborhoods. Three possible patterns are identified: (1) lack of perceived boundaries resulting from the irrelevancy of the neighborhood, (2) personal senses of localities that do not merge into communal territories by immediate neighbors—in this case we conclude that residents experience some sense of locality but they do not share any common sense of neighborhood—and (3) the tendency of residents' delineations to merge with those of their neighbors demonstrating, by thus, the social constitution of communal sense of neighborhood. We conclude that in most of the city the neighborhood is marginally relevant with only several areas, located in the outer ring of the city, presenting a coherent territorial sense of neighborhood.     

Community and Social Capital in Upper-Income Neighborhoods: An Investigation in Metropolitan Phoenix

This study investigates how upper-income residents respond to neoliberal practices and private governance in forming unusual community relationships in landscapes seemingly devoid of traditional social capital. Based on field work in three communities in metropolitan Phoenix, it was concluded that through private groups and an intrinsic nature to know others, residents create meaningful relationships at scales other than the neighborhood or municipality and focus on nontraditional, privatized community institutions. Whereas these new relationships enhance residents' feelings of connectedness, they generally promote bonding over bridging social capital. Moreover, the draconian effects homeowners or property owners' associations have on normative landscape and behavioral constraints tend to wane considerably as the transition from the developer's idea of place and the residents' vision of place occurs temporally.     

面向社区生活圈构建的郊区居民社区依赖性研究——以上海市为例

在郊区化和社区生活圈构建的背景下,提高郊区居民日常生活对社区空间的依赖性对于缓解城市发展压力、提高居民生活质量和满意度有重要意义。论文将功能性依赖和情感性依赖2个维度相结合,构建研究框架,将居民的社区依赖性划分为社区依赖、社区依靠、社区认同和社区排斥4种类型。以上海市为案例地区开展实证研究,基于2017年郊区居民行为调查的一手数据,分析居民功能性依赖和情感性依赖的基本特征及其群体间差异,并利用多项Logistics回归模型,研究社区空间特征对社区依赖性的影响。对不同群体和不同社区特征下社区依赖性的模式进行总结,以期为郊区社区生活圈规划提供研究依据。研究结果表明：不同群体的社区依赖性特征存在显著差异,小汽车拥有情况对于功能性依赖和情感性依赖的作用方向相反;社区设施密度主要影响居民对社区的功能性依赖;社区绿地率对功能性依赖和情感性依赖都有显著的积极影响;居民对社区的主观评价主要影响情感性依赖。社区生活圈的规划应改善社区环境质量,合理配置绿地、开敞空间和休闲设施,提高社区商业设施等级和质量,同时也要注重加强社会环境的建设。     

The Disparate Neighborhood Impacts of the Great Recession: Evidence from Chicago

Abstract

We advance scholarship about how macroeconomic forces differentially manifest themselves across local spaces by developing a holistic conceptual framework and empirical analyses involving multilevel change modeling. Unlike prior work, we examine differential rates of change in neighborhood indicators. We illustrate our approach with Chicago data measuring the crime, housing, and economic domains of neighborhood quality of life over the 2000–2009 period. We find that the local dynamic manifestations of macroeconomic cycles were far more nuanced than have been previously observed. Neighborhood indicators moved along distinct trajectories, sometimes but not necessarily tracking each other or the overall business cycle, and they changed with varied intensities. The Great Recession of 2006–2009 had disparate negative impacts on lower-income and minority-occupied neighborhoods' local job opportunities, home prices, and home foreclosures, though this was not true for credit or crime indicators. Credit indicators performed geographically much differently than in the prior Chicago recession.     

Legal Geographies—Governing Through Law: Rightsbased Conflicts and Property Development in Shanghai

This article examines recent legislation on the mandatory practice of government adjudication and its impacts on community residents' legal challenges to chaiqian (demolition and relocation) in Shanghai. In recent years, rights-based grievances over community displacement have become a major source of social conflict in urban China. The new legislation represents the Chinese state's efforts to establish a law-based model through which to govern an increasingly rights-conscious society. It is argued that the mandatory practice of government adjudication has smoothed out the conflict-laden property development process by establishing a legalized channel for affected residents to express their claims of rights and interests. Yet, at the same time, legislative practice has also reinforced the government's control in defining social interests to which residents' individual rights are subordinate.     

拉萨古城居民地方依恋及其影响因素研究

以拉萨为案例,对古城区居民地方依恋及其影响因素进行解读。研究发现:居民地方依恋水平整体较高,居民对古城的情感性依恋要大于功能性依恋;但由于依赖类型、居住时间、文化背景、宗教信仰以及"家"的归属感不同,原住居民的地方依恋水平要高于非原住居民;从地方因素来看,宗教信仰、环境状况、活动参与和社交关系是影响居民地方依恋的关键因素,原住居民排在第一位的影响因素是环境状况,而非原住居民排在第一位的则是宗教信仰,这为提升拉萨古城居民地方依恋水平提供了科学依据。     

社区主客观特征对社区满意度的影响机理——以上海市郊区为例

在以人为本发展理念的指导下,城市研究与规划越来越关注城市生活空间的构建与居民生活质量的提升,社区满意度研究的重要性不断增加。在郊区快速发展和社区生活圈构建的背景下,论文基于对上海市郊区居民活动日志调查的一手数据,在Campbell模型的基础上建立理论模型,从客观和主观相结合的视角出发,聚焦社区客观建成环境、社区主观感知特征和社区满意度三者之间的影响机理,并利用结构方程模型开展实证研究。研究结果表明：居民的社区感知情况对社区满意度有直接性和决定性的影响,居民对社区的健康、便利、安全和美观情况的感知对社区满意度都存在显著的正影响;社区的密度、可达性、设施等客观建成环境通过影响社区感知特征而间接地影响社区满意度;居民的社会经济属性对社区感知特征和社区满意度的影响甚微,影响郊区居民社区满意度的主要因素是社区特征。     

北京市居住用地特征价格的空间分异特征

基于2004-2009年北京市居住用地出让地块微观交易数据,利用特征价格模型,研究了地块所在区域的社会属性特征对地价的影响以及地块特征价格的空间分异特征。研究显示:①居住用地价格存在显著的空间依赖效应,轨道交通和公园绿地便利性及合理的土地混合利用能够显著提升地价。②人口密度、租用公共住房比例和居住用地开发强度等地块所属社会经济属性对价格影响显著。③居住用地的空间依赖效应、周围商业办公用地溢出效应、轨道交通和公园便利性的特征价格随着就业可达性、教育状况、租用公共住房比例、犯罪率和居住用地出让比例等地块所属社会经济属性特征的变化,存在较大的分异。     

社会交换视角中的权力、信任对居民参与旅游发展的影响效应分析——以北京前门社区为例

从社会交换视角探讨社区权力、社区信任对居民参与旅游程度的影响效应具有重要意义。以北京前门社区为例,通过建立数据模型,检验了社区中的权力、社区居民信任对旅游社区居民参与程度的影响效应。研究表明:社会交换过程中的社区权力和社区信任是影响旅游社区参与的重要因素。社区权力对社区信任和社区参与旅游程度有直接显著的正向影响效应,社会交换中的旅游收益感知与旅游成本感知通过对居民参与旅游程度产生间接的影响效应。而社区信任与旅游收益感知之间存在双向影响效应,将直接与间接地影响居民参与旅游程度。     

河南省城镇居民旅游恩格尔系数测定及时空变化

随着社会的发展,在相对富裕阶段,恩格尔系数作为衡量居民生活、消费水平的指标具有一定的局限性。旅游恩格尔系数是从享受型、发展型消费角度出发,选取综合性指标正向测定居民精神消费水平,进而用来衡量社会发展状况和居民生活质量。基于1978—2015年时间序列数据和2004,2010,2015年截面数据对河南省18个城市居民消费进行案例研究,表明旅游恩格尔系数和恩格尔系数在时空测定上都呈现较为明显的反向相关性,旅游恩格尔系数对恩格尔系数具有较好的替代性。提出了居民消费结构向量模型,并基于时间序列数据和空间截面数据对其进行分析,发现居民消费结构向量模型不仅能反映消费指数的变化,且能直观反映实际消费金额的变化。     

基于结构方程模型的宁波城市居民休闲满意度研究

休闲满意度研究对于提升城市居民美好生活质量具有重要意义。采用Beard等编制的休闲满意度量表,以问卷调查数据为基础,通过构建结构方程模型对浙江省宁波城市居民休闲满意度进行了研究。结果表明：①宁波城市居民对休闲带来的放松体验最满意,教育功能和审美体验次之,身体和心理满意度相对较低,而社会满意度最低。②审美满意度、身体满意度和心理满意度对宁波城市居民休闲总体满意度具有显著影响,其中,审美满意度的影响程度最大,其次为心理满意度和身体满意度,而放松、社交以及教育满意度对休闲总体满意度具有显著影响的研究假设未获支持。③构建的宁波城市居民休闲满意度结构方程模型具有跨样本稳定性特征。研究结果可为提升宁波城市居民休闲满意度提供理论依据。     

Flexible Spatial Multilevel Modeling of Neighborhood Satisfaction in Beijing

This article develops an innovative and flexible Bayesian spatial multilevel model to examine the sociospatial variations in perceived neighborhood satisfaction, using a large-scale household satisfaction survey in Beijing. In particular, we investigate the impact of a variety of housing tenure types on neighborhood satisfaction, controlling for household and individual sociodemographic attributes and geographical contextual effects. The proposed methodology offers a flexible framework for modeling spatially clustered survey data widely used in social science research by explicitly accounting for spatial dependence and heterogeneity effects. The results show that neighborhood satisfaction is influenced by individual, locational, and contextual factors. Homeowners, except those of resettlement housing, tend to be more satisfied with their neighborhood environment than renters. Moreover, the impacts of housing tenure types on satisfaction vary significantly in different neighborhood contexts and spatial locations.     

Mortgage Foreclosures,Race, and Postrecession Lending

This article examines the effect of high foreclosure rates on postrecession lending. Our hypothesis is that high neighborhood foreclosure rates will have a significant and positive effect on the likelihood of mortgage loan denial. In a case study on Toledo, Ohio, we explore the role of foreclosure activity, race, and racial disparities in lending practices and how they differ across neighborhoods. Our results suggest that applicants in high-foreclosure neighborhoods have a greater likelihood of loan denial (ceteris paribus). We also find that minority applicants face a higher probability of loan denial in high-foreclosure minority neighborhoods. Overall, the results depict highly variable lending practices where race seems to make a difference albeit in a small subset of neighborhoods deeply affected by the foreclosure crisis. There is also some indication of a chilling effect on minority loan applicants in Toledo during the postrecession period. Key Words: foreclosure, logistic regression, mortgage lending, neighborhood contingency, race discrimination.     

Cities Destroyed (Again) For Cash: Forum on the U.S. Foreclosure Crisis

In 2008, there will be at least 2.5 million new foreclosures in the United States. Record levels of mortgage delinquency, default, and foreclosure are causing widespread hardship in cities and suburbs across America, and causing repeated destabilization of global credit and investment markets. In this Forum, six housing specialists unravel the complex connections between urban geography, subprime lending, and foreclosure. Although a wide variety of view-points are represented, three common threads are evident. First, foreclosures are tightly linked to the lax underwriting standards and aggressive business practices of the subprime mortgage market. Second, the subprime-foreclosure linkage is a reflection of the steady deregulation of U.S. financial markets and the promotion of homeownership as the cornerstone of national housing policy. Third, deregulated mortgage market segmentation has created uneven new geographies of debt, risk, and default—superimposed atop existing landscapes of old-fashioned exclusionary discrimination. Low-income and racially marginalized neighborhoods, once redlined and excluded from mainstream credit markets, were at the center of the profitable wave of subprime abuse and equity extraction during the long housing boom, and are now at the center of the long, slowly unfolding catastrophe of the U.S. foreclosure crisis.