Timothy Taylor writes,
The growing body of audit studies in US housing markets is not a bunch of anecdotes: it’s data showing that racial discrimination which is illegal under existing law is in fact disturbingly pervasive in US housing markets. I would love to see a wave of these audit studies of housing market discrimination carried out around the country, with loud publicity for the results and also with some legal consequences attached. It would be socially useful if rental agents and real estate agents needed to take seriously the possibility that the ways in which they are treating their minority customers could come under public scrutiny.
He cites a study of the Boston rental market as the latest example. Rental agents were less likely to show a particular apartment to a black applicant than to white applicant with identical qualifications.
I would point out that the Boston rental market is peculiar, in that it seems that the prospective renter must use an agent. In other cities, the owner is allowed to advertise the apartment and renters are allowed to respond directly to ads. My guess is that Boston is different because the rental agents were able to lobby for some legal requirements that are not present elsewhere.
When there is no agent in the picture, the incentive of a landlord or a home seller is to rent or sell to the highest bidder. If you exclude customers, based on race or any other factor, you risk leaving money on the table.
But agents have weird incentives. It works out that they want to complete a transaction with as little effort as possible. Maximizing traffic into the property is not the way to go, especially if we are talking about rent-controlled apartments that are scarce.
But why would an agent discriminate on the basis of skin color? The agent may have an instinct that the black person will not “feel comfortable” in a neighborhood, so that it is not worth spending time showing that person the apartment, given the alternative of showing a white person the apartment.
The study shows that renters with housing vouchers were actually more likely to see the apartment of choice if they were black. That might be because the real estate agent is more confident that a transaction will take place in the case of a housing voucher if the prospective renter is black. The agent figures that the black renter will not have as many options.
My hypothesis is that there would be less racial discrimination in housing and rental markets if agents were out of the picture. I suspect that some agents have some preconceptions that are effectively racist, and I doubt that this can be overcome as long as the incentives of agents are what they are.
I am pretty sure that if you don’t have rent control, rental agents won’t gain a foothold, and the rental market will operate without them. Landlords have an incentive not to discriminate, so my hypothesis would be that in markets without rent control an audit study will not show as much discrimination.
What about buying a home/ If you could design the real estate transaction process from scratch, you could make it as easy to buy and sell a home as it is to sell a used car. In doing so, you would reduce the need for real estate agents, and you might reduce racial discrimination.
Many a young techie has salivated over the prospect of solving this problem. But it is not a technology problem. It is a public choice problem. Uber was able to come out pretty well against the lobbyists for the taxicab industry. Airbnb was able to come out ok against the lobbyists for the hotel industry. The real estate lobby is a tougher nut to crack.