Domaine
Committees of role-specialised language-model agents that debate before answering are increasingly proposed as valuation tools. This paper asks whether the debate adds information. In a preregistered experiment on 631,866 arm's-length residential sales registered in Quebec between 2021 and 2026, evaluated under a…
A pseudo-real-time evaluation on 632,000 Quebec transactions and 82 local market indices, 2021–2026
This paper asks whether new forecasting architectures improve residential price forecasts over strong conventional methods, and under which conditions. Using the audited Quebec land-registry sample of UQO Working Paper 22 (632,006 sales, 2021–2026) and its real-time quality-adjusted index vintages, it defines three…
Monthly municipal indices for Quebec from 770,000 registered sales, 2021–2026
This paper develops and evaluates SHARP-HPI, a framework for monthly quality-adjusted housing price indices at the municipal level in thin markets. Stage one is a robust pooled hedonic regression with fine-scale location fixed effects, smoothly time-varying quality prices and provincial month effects; stage two models…
This paper synthesises the global hedonic housing literature from 1970 to 2026 with a reproducible pipeline: 103,011 records identified from Semantic Scholar, Crossref, arXiv and OpenAlex, 56,727 unique records screened by rules and by independent agents under a PRISMA-style protocol, 2,249 hedonic studies included at…
Evidence from Québec single-family listings matched to the assessment roll
The cost approach to value requires a specification of the improvements — materials, finish grade, condition, renovations — that assessment rolls do not record and that appraisers obtain by inspection. This paper asks whether that specification can be extracted from the photographs and text of a for-sale listing by…
This paper studies how search frictions, heterogeneous seller urgency, financing frictions and bargaining jointly determine the liquidity discount, transaction prices, sale hazards and price dispersion in a local housing market. In a continuous-time matching model with free entry of buyers, sellers differ in a…
This paper asks under what conditions inherited wealth, mortgage leverage, nominal debt, housing supply and down-payment constraints generate persistent owner–renter wealth gaps among households with the same labour-income process, and what an unanticipated inflation changes. A three-stage benchmark with two-period…
Evidence from 391,000 Single-Family Transactions in Quebec, 2021–2026
The sales comparison approach is the dominant method of residential valuation, yet its operating rules — how many comparables to use, how far and how far back to search, which adjustments to apply, how to weight and reconcile — rest largely on professional convention. This paper subjects these rules to a…
Hedonic house-price models are bounded by the characteristics an analyst can measure, yet much of a home's value is recorded only in the free-text description and photographs of its listing. This paper treats general-purpose AI models as a feature-engineering technology: a large language model converts each…
A Systematic Assessment of Hedonic Specifications and Estimation Methods for the Quebec Housing Market, 2021–2026
Fifty years after Rosen (1974), applied hedonic practice still rests on specification choices (functional form, temporal controls, spatial controls, estimation method) that are made by convention and rarely stress-tested jointly. Using 514,212 Quebec residential sales (2021–2026) whose structural descriptors come from…
Vertical and Horizontal Inequity in Municipal Property Valuation: Evidence from 522,769 Sales Matched to the Assessment Roll
Municipal property taxes are levied on assessed values, so any systematic relationship between assessment ratios and market value redistributes the tax burden within a municipality. This paper matches 522,769 residential sales recorded in Quebec between 2021 and 2026 to the triennial assessment rolls of 625…
Decomposing the Value of Structure and Location across 142,121 MLS Listings with High-Dimensional Neighbourhood Fixed Effects
This paper estimates a national hedonic price function for the Canadian residential market on a cross-section of 142,121 active MLS listings from nine provinces. A semi-logarithmic specification relates the log list price to structural attributes, dwelling type and ownership form, and 1,155 absorbed neighbourhood…
This paper examines the relationship between short-term rental (STR) activity and residential rents in Quebec, Canada, using a 2026 cross-section of 3,456 Airbnb listings and 8,303 residential rental listings with precise coordinates. For each rental listing the number of Airbnb listings within 250 m, 500 m, 1 km and…
This paper estimates hedonic price functions for a province-wide cross-section of Airbnb listings in Quebec, Canada, from a scrape of 5,000 listing cards collected in early 2026 (3,456 with a displayed price). The displayed price field is bimodal: about 28% of priced listings, mostly small Montreal rental units, show…
This paper compares econometric and machine-learning approaches to hedonic housing valuation on 788,842 active Zillow listings covering all 50 U.S. states and the District of Columbia, and asks how much of the machine-learning advantage survives when models must price homes in markets they have not seen. A semi-log…
Broker-written listing descriptions contain information about housing quality that structured hedonic variables omit. This paper proposes an interpretable way to use that information: sentence-transformer embeddings of 17,087 single-family listings from Quebec are projected, by cosine similarity, onto 20…
Hedonic regressions estimated at the conditional mean impose a single implicit price for each housing attribute across the price distribution. This paper asks whether the capitalisation of neighbourhood amenities into Quebec residential asking prices varies along the conditional price distribution, and whether it…