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Wednesday, August 17, 2011
Don't Mess With Texas: Why Democrats Should Embrace, Not Doubt, Texas' Economic Success
Lately, there has been a lot of debate about whether or not Texas has performed an economic miracle in increasing jobs during a recession. The popular view on the Right -- especially among supporters of Texas governor Rick Perry -- is that Texas' pro-business environment has boosted employment. The popular view on the Left is that the job growth in Texas is the result of low-paying, low-skill jobs that are no real economic boon at all. According to Matthias Shapiro over at "Political Math," the jobs data suggests that there has been significant job growth in Texas, that the jobs are not unusually low-paying, and that they are not concentrated in the energy sector. As Nate Silver is inclined to agree with Shapiro's view of the numbers, I am inclined to go along as well: So far as I can tell, Texas seems to be enjoying some economic success that is worth further study.
But here's a thought that my friends on the Left might consider before they try to mess with Texas: Texas's economic success might be doomed by policies popular among Republicans -- especially the Republican Right.
Why? Because Texas' success might be attributable to two libertarian policies that Republicans generally seem to resist -- (a) housing markets relatively unregulated by zoning and (b) lots of foreign (mostly Mexican) immigration. Both of these policies may have been major contributors to Texas' economic success. And both are policies that Republicans ranging from Chris Christie to Rick Perry himself are strenuously fighting. So, rather than fighting the story of Texas' success, Democrats might be well-advised to co-opt it.
First, consider the role of immigration in Texas' job success. Texas has a lot of undocumented workers, clustered in low-wage jobs. But (if Shapiro is correct in his view of the numbers) Texas' overall job growth does not appear to be especially concentrated in low-wage jobs. While low-wage immigrants may reduce wages of low-skill native workers, they may increase the wages of high-skill complementary workers.
In short, Texas' lesson for the rest of the nation is that we should attract more immigrants, not chase them out of the country. This is not, however, a message that Republicans want to press lately: It is a Democratic message. As Matt Yglesias has argued, Democrats should not run away from Texas' economic success with immigration but embrace it, wielding the "Texas miracle" to debunk the notion that an influx of immigrants is somehow responsible for high unemployment.
Second, consider the role of Texas' libertarian zoning in helping Texas to avoid the subprime mortgage crisis. It is a familiar point that zoning can increase housing prices by reducing housing supply. It is a less familiar but equally widely accepted point that these sorts of artificial increases in housing prices lead to housing volatility and help fuel housing bubbles. Indeed, the role of exclusionary zoning in contributing to the subprime crisis is one of the few points on which Paul Krugman and the Cato Institute agree. Texas is famous for its relatively unzoned housing market. Aside from containing Houston, the only major U.S. city that still lacks a zoning ordinance, Texas also makes it easy for developers to build out in the 'burbs with municipal utility districts ("MUDs") and generally lax zoning restrictions. Texas has also been relatively less affected by the subprime crisis than more heavily regulated housing markets. in short, Texas' distinctively lax attitude towards zoning might be responsible for Texas' weathering the housing bust relatively well.
Republicans, however, have a love affair with exclusionary zoning. Take the case of Chris Christie, governor of New Jersey, who has been making war on the Mount Laurel doctrine and calling for suburban municipalities in New Jersey to have near-total autonomy to zone out affordable housing like townhouses and apartments. These sorts of regulatory policies appeal to Republicans' home-owning suburban base, but they directly undermine the basis for the success of states like Texas. Again, it has been the Democrats in Trenton who have fought a stubborn rearguard action to stop Christie from allowing New Jersey suburbs to wall out low-income households.
In short, there may be lessons for the rest of America in Texas' economic success, But they are not especially Republican lessons. They are lessons, instead, in the importance of protecting equal access to housing by tearing down restrictive zoning policies and welcoming more immigration. There was a time -- it seems like eons ago -- when Republicans like Jack Kemp embraced these sorts of policies, but those days are long gone. Maybe Democrats should take up the libertarian banner and become champions of the Lone Star State.
UPDATE: So, based on Erik's comment below about the disparity between Shapiro's and Jared Bernstein's figures on Texas government employment, I tried to figure out the actual BLS figure. The BLS website gave me this table on government employment in Texas between 2001 and 2011, showing that total government employment in Texas was December of 2007 was 1,756,100 and 1,868,100 in June of 2011 (although that last figure is labeled "preliminary").
(Download BLS data on Texas govt employees). That's a difference of 112,400, which seems closer to Bernstein's figure than Shapiro's figure but is different from both of their numbers. Can someone reveal the actual BLS number?
Posted by Rick Hills on August 17, 2011 at 02:11 PM | Permalink
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Comments
Fascinating points about water utilities.
I happened across a new blog post today that underscores the first step in each of these arguments -- that Texas' relatively favorable economic situation probably has a lot to do with housing deleveraging/foreclosures (specifically, the relative lack thereof):
http://rortybomb.wordpress.com/2011/08/18/investigating-the-link-between-debt-deleveraging-and-the-texas-miracle/
It does little to resolve the questions raised here about WHY the Texas housing market looks like that, but it has some great graphs.
Posted by: Joey Fishkin | Aug 18, 2011 2:11:55 PM
Query whether TX mortgages were included for bundling securitization purposes? Separately? Or mixed with mortgages from other states? I am aware that back in the 1980s investment bankers (on a lower scale) would bundle non-uniform residential mortgages for securitization. Perhaps a review of prospectuses back then might be revealing regarding state mortgage limitations and risks associated therewith. I recall asking an investment banker back then why an investor might be attracted to such securities. His response was that good returns would result because a homeowner would do virtually anything to keep his home, emphasizing "ANYTHING" as the particular mortgages being acquired for bundling were on homes of ethnics in an ethnic community.
Posted by: Shag from Brookline | Aug 18, 2011 6:51:02 AM
Joey writes:
{T]the massive amount of cheap land around Phoenix and Las Vegas didn't seem to provide much of a cushion against the housing bubble.
Actually, I'm skeptical about the existence of "massive amounts of cheap land around Phoenix and Las Vegas." Neither city is extraordinarily lax in their zoning regulations. Yes, I know, that sounds odd -- but NIMBYism is actually a big deal in Arizona and Nevada, and, according to Theo Eicher's study of regulatory restrictiveness, Phoenix ranks 82nd out of 250 ranked cities. Las Vegas ranks better -- only 104th out of 250 -- but neither City is ranked as lax in its zoning as Dallas (196/250).
But the biggest constraint by far in both Las Vegas and Phoenix is water availability. As every land-use lawyer in an arid community knows, the municipal water utility is the de facto zoning authority. The Salt River Project effectively controls development in Phoenix, as the Las Vegas Water District does in Nevada. By contrast, small-scale municipal utility districts can easily be formed in Texas to serve individual developments with packet sewer plants.
So I am inclined to believe that neither Phoenix nor Las Vegas are good counter-examples to the beneficial effects of lax zoning or ample land.
Posted by: Rick Hills | Aug 18, 2011 3:50:34 AM
This is not my field -- just a casual interest -- so I can't say I know who's doing this work (if anyone), but I agree that comparing state laws with state subprime bubble magnitudes would be a great topic. There are, of course, lots and lots of confounding variables (including among other things the possibility of housing crashes/crises affecting state laws, rather than just the other way around). But when have a few confounding variables ever stopped an intrepid scholar with a dream and a little knowledge of statistical software? Seriously, it sounds like a good topic to me. I'd like to see whoever does it also use some measure of the proportion of houses bought for speculation (e.g. % non-owner occupied, as a very rough cut). Some of the stories about how state law would affect the crisis work by affecting the amount of speculation; others don't.
And definitely yes, the mortgage regulation explanation is consistent with the zoning explanation. There is plenty of lack-of-disaster to explain. I just find it difficult to imagine how one would measure the zoning effect, particularly because zoning is pretty varied across the state (although that is not to deny that there's a general trend).
Along with zoning I'm sure a libertarian could find much to love in the fact that Texas does not create scarcity by carving off and protecting from development huge chunks of its land near major cities the way they do in, say, the Bay Area. And possibly that kind of thing has an important effect. Still, the massive amount of cheap land around Phoenix and Las Vegas didn't seem to provide much of a cushion against the housing bubble. I know nothing about the zoning regime in either of those places. But I just think explanations that posit that supply constraints lead to volatility (which is perfectly plausible) also should probably say something about why some of the places with what seem to me (perhaps a naive observer) to be very few supply constraints are also some of the places with extreme housing bubbles.
Posted by: Joey Fishkin | Aug 18, 2011 1:50:09 AM
Joey, that's a very astute observation. I also wonder how much of that mortgage regulation is due to the fallout from the S&L crisis (where Texas was an epicenter, perhaps, ironically due to their historically libertarian bent).
Posted by: Boourns | Aug 17, 2011 10:34:48 PM
Thanks for the tip about Texas' stricter mortgage rules, Joey, a point that warms my federalism-loving heart. Bans on cash out refinancing, incidentally, are one of the few things that Texas and Vermont have in common).
Would the effects of state laws on subprime crisis be an easy matter to measure, and has anyone tried to measure the effect? (The stricter mortgage rules' effects on borrowing are not inconsistent with the effects of looser zoning rules that keep prices and, therefore, mortgages, lower: I note that the Wall Street Journal article that you cite also acknowledges that "urban planners have argued that less restrictive land-use laws didn’t drive up prices by constraining supply").
Posted by: Rick Hills | Aug 17, 2011 10:29:25 PM
Rick,
I am fascinated by the story of Texas' unusually mild housing bubble. I think a big part of the story is mortgage regulation. Texas is a very high-regulation state when it comes to mortgages in general and home equity loans in particular. "Cash-out" refinancing is very restricted here. There's a cap on loan-to-value ratios at a conservative 80%, a maximum of one home equity loan per property, etc. Many mortgage lending practices common in states that experienced frothier housing bubbles are illegal here, such as negative amortization loans, loans with prepayment penalties, loans with [certain kinds of] balloon payments, etc. At least some of these regulations are very old; but I have also heard people here say that some of the restrictions may have been put in during the real estate crash Texas experienced in the 80s when oil prices collapsed. However we got here, Texas is in the unusual position of having much more aggressive regulations than most states in several of the areas that I think are especially likely to result in mortgages that are greater than the value of a house. Some of these kinds of loan products that are illegal in Texas also seem like the kinds of loan products that might be especially attractive to speculators, who then would have an incentive to speculate in states other than Texas.
Separate from mortgage regulation, we also have very high property taxes in Texas (owing to the lack of income tax). One would think this would act as at least a mild damper on housing price bubbles, due to making speculation a little less attractive. I have no idea if this is a significant effect.
See, e,g.,
http://blogs.wsj.com/developments/2010/04/06/did-consumer-protection-laws-prevent-texas-housing-bubble/
http://www.washingtonpost.com/wp-dyn/content/article/2010/04/03/AR2010040304983.html
If mortgage regulation, or high property taxes, form a significant part of Texas' success in avoiding the housing bubble, then that is also not an especially Republican lesson (but nor is it an especially libertarian lesson).
Posted by: Joey Fishkin | Aug 17, 2011 8:06:30 PM
As an empiricist on the question, I am curious about the source of the 55,000 disparity in government jobs between Shapiro's analysis (70,000 government jobs) and that of Jared Bernstein (See Aug. 16 at http://jaredbernsteinblog.com/), who cites BLS for 125,000 government jobs, on the basis of which he argues that Texas simply followed "a traditional Keynesian game plan: as the private sector contracts, turn to the public sector to temporarily make up part of the difference." The latter numbers and associated conclusion very much supports your argument that Democrats should support the Texas model.
Posted by: Erik | Aug 17, 2011 5:23:16 PM
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