In what follows, I develop a discrete choice framework where home buyer (i) chooses house (j) in geographic area (a) in year (t) from a choice set with budget constraint w i . The consumer has an outside option of not buying a house with a utility level normalized to zero. Consumer i's indirect utility from the purchase of a home is a function of the cost, which has two components: 1) the transaction price, H jat , and 2) the net present value (NPV) of the expected stream of future fuel payments, F jat . Utility is also a function of observable home attributes, X jat , unobservable home attributes,ξ jat , neighborhood-year specific amenities, λ at , and individual taste ε ijat as follows.The marginal utility of money is represented by η. The implied discount rate is the discount rate that consumers would have to be using for γ = 1. If the implied discount rate is higher than the borrowing rate for the marginal dollar, then consumers are inattentive energy costs. 1 In other words, demand for homes with high fuel costs is too high relative to what would be optimal.The choice to sell or buy a home in any given year is driven by exogenous events such as changes in employment or changes in family composition. All potential home buyers in geographic area a in year t have the same income and face the same choice set of homes, 1 The word "inattentive" means that consumers are undervaluing a dollar spent on future energy costs relative to a dollar spent in upfront price. This "mistake" might arise through several potential mechanisms such as imperfect information, biased beliefs, present bias, or bias toward concentration. 0
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