Hisaki Yamaga Kwansei Gakuin University   1-155 Uegahara Ichibancho 1-155 Uegahara Ichibancho Nishinomiya, Hyogo 6628501 Japan   yamaga@kwansei.ac.jp             JEL Areas: R : Urban, Rural, and Regional Economics R0 : Urban, Rural, and Regional Economics: General