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the variance in housing price as possible. In research conducted for this ElS, an Hedonic Model was designed to include 15 variables. Eleven of these variables have been used in published studies; four others were added by the researchers: Tree Cover, Viewhouse, Viewroad, and Zone. Tree cover was added following discussions with realtors in Anoka County. They felt it was an important factor. Viewhouse and viewroad were used to previde aesthetic variables. Viewrgad was used because the likelihood that suburban dwellers would make many trips. Being thus subject at lest daily to the view might have an impact on price whether or not the landfill could be seen from the house and yard. The variable zone was added in case effects might occur in quasi-neighborhood bands around landfills separately from distance alone. A list of variables used in the Hedonic Model and their definitions for this ElS is shown in Table 2. A description of housing styles examined is shown in Figure 1. Most variables are common to hedonic property value analysis. Those created specifically for this research are so indicated. Several previous studies were important in the detailed r m~r~cn design. Li and Braun (1980) used the model of Hedonic Value Theory to determine the effect of housing structure, neighborhood characteristics, accessibility, aesthetics and the availability of public services on housing value. They were able, by this method, to explain about 80% of the variance in property values in the city of Boston. Li and Braun (1980) isolated two factors which significantly affected the sale price of houses in their sample: ambient noise levels; and the on-site, visual quality of the homes. Aesthetic quality was ranked on a scale of 0 to $, where (5) was positive. A score of (5) resulted in a premium of $2,520 in sale price over properties 'with a score of (1). By contrast, a doubling in a negative score for noise pollution resulted in a price loss of $460. Hedonic Value Models were used.by Adlen et al. (1982), to measure the effects of waste disposal sites on nearby property values in New Jersey and Minnesota. The study was sponsored by the U.S. Environmental Protection Agency. Homeowners near the New Jersey site were aware of the contamination and concerned about it. Distance from the contaminated site in Pleasant Plains, New Jersey was found to be important in determining property value. Effects could be attributed to contamination up to a distance of 2.25 miles from the site. Discounts of $1500 were noted at a distance of 1.75 miles: losses of $5400 at a distance of .25 miles. In doing the studies the authors reviewed pre-contamination and post-contamination 8