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12;4 <br />simply the result of sampling error. Two asterisks indicate a result that is statistically signficant <br />at the 5% level, one asterisk a result that is significant at the 10 % level, and "n.s." a result that is <br />not significantly different from 0 at the 10% level. <br />Table 1. Marginal Impacts of Land Use on House Price <br />Distance From House W <br />Within 400 meters 4 <br />400 to 1600 meters <br />Privately -owned Forested <br />Open Space 0 <br />0.276 * <br />** - <br />-0.008 * <br />*` <br />Govt -owned Forested <br />Open Space 0 <br />0.281 * <br />** 0 <br />0.0123 ' <br />'* <br />Privately -owned Grass, <br />Pasture, and Crops 0 <br />0.2373 * <br />** 0 <br />0.000562 n <br />n.s. <br />Eased, privately -owned <br />** <br />grass, pasture, crops 0 <br />0.162 * <br />** 0 <br />0.011 * <br />Vacant privately -owned <br />Open Space - <br />-0.091 n <br />n.s. - <br />-0.002 n <br />n.s. <br />Single Family Residential - <br />** <br />Small Lot 0 <br />0.0284 n <br />n.s. 0 <br />0.0087 * <br />Single Family Residential - <br />Medium Lot 0 <br />0.1927 * <br />** 0 <br />0.0032 n <br />n.s. <br />Single Family Residential - <br />*' <br />Large Lot 0 <br />0.2405 * <br />** 0 <br />0.0293 * <br />Single Family Residential - <br />** <br />Very Large Lot 0 <br />0.2143 * <br />** 0 <br />0.0305 * <br />Other (Non - Single Family) <br />Residential 0 <br />0.0383 n <br />n.s. 0 <br />0.013 <br />Commercial 0 <br />0.1089 n <br />n.s. 0 <br />0.0328 * <br />** <br />-statistically significant at the 5% level <br />* - statistically significant at the 10% level <br />n.s. -not statistically significant <br />Within 400 meters of the house, the land use with the largest positive amenity impact is forested, <br />government -owned open space. However, forested, privately -owned open space has a similarly - <br />high amenity value, and the difference between the two is not statistically significant. Open <br />space in grass, pasture, and crops is less valued than forested open space, but again the difference <br />is not statistically significant. Eased open space is less valued than noneased open space, and <br />here the difference is statistically significant. Vacant open space is the least valued, and has in <br />fact a more negative impact on land values than industrial land. <br />Medium, Large, and Very Large lot residential development has a positive impact on house <br />price, relative to industrial use. Differences among these three groups are not statistically <br />significant. Small -lot residential use and norrsingle family residential use have lower amenity <br />value, and are not statistically distinguishable from industrial use. <br />1 <br />