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NEW YORK UNIVERSITYROBERT F. WAGNER GRADUATE SCHOOL OF PUBLIC SERVICE

SyllabusURPL--GP.4638

Housing and Community Development Policy

Spring 2016Thursdays 6:45-8:25pm (March 24 to May 5)

Silver Center for Arts and Science, 100 Washington Square East, Room 403, Note: assignments for Class 1 are due by midnight, Tuesday, March 22

Professor Mark A. WillisMark.Willis@nyu.edu

212-998-6670

This course explores a range of issues relating to U.S. housing and community development policy, including the role housing plays in building and strengthening neighborhoods and communities. Topics to be covered are the structure of housing and related financial markets; the economic and social bases for government to intervene in these markets; and the relative merits and demerits of the different tools available to intervene in these markets including: subsidization, both directly and through the tax system; regulation of financial institutions, e.g. the Community Reinvestment Act; FHA/Ginnie Mae and the government sponsored enterprises of Fannie Mae and Freddie Mac; zoning; and regulation of lands and rents.

Reading Materials:There is one required text and one optional text for the course. The former is available at the NYU Professional Bookstore and both are on reserve at Bobst Library. Also on reserve is O’Sullivan, Arthur. 2011, Urban Economics, 8th edition, McGraw-Hill: United States. In addition, there are required and optional readings for each class. The other required readings are available online, at NYU Classes (where indicated), or through NYU’s electronic journal databases.

Required text: Schwartz, Alex F., third edition 2015. Housing Policy in the United States, New York: Routledge.

Optional text (parts of Chapter 2 are required reading and multiple copies of that chapter are on Reserve): Green, Richard K. and Stephen Malpezzi. 2003. A Primer on U.S. Housing Markets and Housing Policy. Washington, D.C.: Urban Institute Press.

Course Requirements and Grades (determined by the three components described below):

Weekly Assignments (Please note: the assignments for Class 1 are due by midnight of Tuesday, March 22nd, two days before the first class; subsequent weekly assignments are also due by midnight two days before the class meets.): Read all "Required" materials. Submit a bullet for each article/chapter highlighting something you found new and

interesting and why.

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For one of the required readings (your choice), research a concept/fact/issue raised in that reading and submit a synthesis of what you have learned in no more than 250 words.

o The research should involve at least two other sources (which can include any of the “Optional” readings but not include the other required readings) and those sources should be cited (cite only major sources and in no case list more than five—the citations do not count toward the 250 word limit).

o The synthesis can take a number of forms. For example, it can lay out the differences and similarities across the spectrum of opinions on a particular topic, it can question or support the original author’s point of view, or it can otherwise illuminate the concept/fact/issue. What matters is that you communicate what makes the concept/fact/issue relevant/interesting and what your research revealed about its validity, complexity, etc.

These summaries and bullet points are due by midnight Tuesday evening, two days before each class. Post the assignments on this class’s site at NYU Classes under Forums. Each week of class has a separate forum where you can list your name under “Topic Title” and then put your assignment in the “Description” section. Include your name and the class number in the description section or on any attachment. When posting the “bullets,” list the author's name followed by a colon and then your bullet point. For the research summary, before starting the text, list the author’s name of the required reading that prompted the concept/fact/issue. These bullets/summaries will collectively constitute 25% of the overall grade. The assignment will primarily be evaluated based on the quality of the 250 word section with the bullets able to enhance or lower that evaluation. No credit will be given for late submissions. Grading will be done on the basis of the student demonstrating that they have read and absorbed the required reading.

Class participation constitutes 25% of the overall grade.

Final Paper (There will be no final exam): A 5-7 page double spaced paper will be due one week after the end of the course. This

paper can be either: An elaboration or expansion of one of the weekly submissions; or An idea for an innovative, cost effective housing or community development

program or policy that will benefit low- and moderate-income communities or individuals/households/families at either the local, state, or national level.

This paper should include: A statement up front of the problem/issue being addressed. A review of relevant research. A description, if relevant, of your proposed policy/program and how it will

improve on current practice. If relevant, include fiscal implications, a sense of political feasibility, likely

impacts at the community level, and any issues of scalability. Further questions on the paper can be addressed in class or in direct consultation with the

Professor. Consultation in advance on the choice of topic is encouraged. The paper constitutes 50% of the overall grade.

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CLASS 1: Background on the Current State and the History of Housing Markets and Housing Finance, and Interventions by the U.S—What Problem are We Trying to Fix?

Learning Objectives: An understanding of the basic facts of the U.S. housing markets (e.g., quality and

quantity of housing, demographics, spatial distribution, affordability, etc.) Familiarity with types of data available and sources

Required Readings: Schwartz Text: Chapters 1 & 2 Green and Malpezzi Text, Appendix 2.1, pp. 61-74 (copies of Chapter 2 are on reserve) Joint Center for Housing Studies of Harvard University, America’s Rental Housing: 

Expanding Options for Diverse and Growing Demand, Cambridge, MA, December 9, 2015. Executive Summary (plus anything else that interests you) http://www.jchs.harvard.edu/research/publications/americas-rental-housing-expanding-options-diverse-and-growing-demand (intro and summary)

Joint Center for Housing Studies of Harvard University. 2015. The State of the Nation’s Housing. Cambridge, MA. Executive Summary (plus anything else that interests you) http://www.jchs.harvard.edu/research/state_nations_housing

Optional Readings: Bayer, Patrick, Hanming Fang, and Robert McMillan. 2005. “Separate When Equal? Racial

Inequality and Residential Segregation.” NBER Working Paper 11507. (http://aida.econ.yale.edu/~pjb37/ineq1.pdf

Berube, Alan, “The Continuing Evolution of American Poverty and Its Implications for Community Development,” What Works for America’s Communities, Federal Reserve Bank of San Francisco and Low Income Investment Fund, 2012, pp. 55-71. http://www.frbsf.org/publications/community/investing-in-what-works/index.html

Booth, Danielle DiMartino and David Luttrell, “The Fallacy of a Pain-Free Path to a Healthy Housing Market,” Economic Letter—Insights from the Federal Reserve Bank of Dallas Vol. 5, No. 14. December 2010. http://www.dallasfed.org/assets/documents/research/eclett/2010/el1014.pdf

Caner, A. and E.N. Wolff. 2004. “Asset Poverty in the United States, 1984-99: Evidence from the Panel Study of Income Dynamics. “ Review of Income and Wealth, 50(4): pg. 493-518.

Center for Housing Policy. “An Annual Look at the Housing Affordability Challenges of America’s Working Households,” May 2013. http://www.nhc.org/media/files/Landscape2013.pdf

Center for Housing Policy and the Center for Neighborhood Technology, “Losing Ground: The Struggle of Moderate-Income Households to afford the Rising Costs of Housing and Transportation,” October 2012. http://www.nhc.org/media/files/LosingGround_10_2012.pdf

Cutler, David, Edward Glaeser, and Jacob Vigdor. 1999. “The Rise and Decline of the American Ghetto.” Journal of Political Economy. 107(3): 455-506

Ellen, Ingrid Gould. Forthcoming. “Understanding Segregation in the Year 2000.”  In James H. Carr and Nandinee Kutty, editors, Segregation: The Rising Costs for America.  New York: Routledge. (a draft copy of this chapter is available on NYU Classes)

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Ellen, Ingrid Gould and Margery Austin Turner. 1997. “Does Neighborhood Matter? Assessing Recent Evidence.” Housing Policy Debate, 8(4): pg. 833-866. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_0804_ellen.pdf

Green and Malpezzi Text, Chapter 2 (pp. 32-60 only, copies of Chapter 2 are on reserve) Kain, John F. 1983. America’s Persistent Housing Crises: Errors in Analysis and Policy.

Annals of the American Academy of Political and Social Science, 465 (January): 136-148. Kochhar, Rakesh, Richard Fry and Paul Taylor, “Wealth Gaps Rise to Record Highs Between

Whites, Blacks and Hispanics,” Pew Research Center's Social & Demographic Trends. July 26, 2011. http://pewresearch.org/pubs/2069/housing-bubble-subprime-mortgages-hispanics-blacks-household-wealth-disparity

National Low Income Housing Coalition, “Out of Reach 2012,” http://nlihc.org/oor/2013, and “The Shrinking Supply of Affordable Housing,” Housing Spotlight, Volume 3, Issue 1, February 2012, http://nlihc.org/article/housing-spotlight-volume-3-issue-1

Quigley, John “Rental Housing Assistance.” Cityscape, July 2011, Volume 13, Number 2, Chapter 7, http://www.huduser.org/portal/periodicals/cityscpe/vol13num2/ch7.html

Quigley, John M. and Stephen Raphael. 2004. “Is Housing Unaffordable? Why Isn’t it More Affordable?” Journal of Economic Perspectives, 18(1): pg. 191-214.

Sinai, Todd and Joel Waldfogel. 2005. “Do Low-Income Housing Studies Increase the Occupied Housing Stock?” Journal of Public Economics, 89(11-12): 2137-2164.

Tracy, Joseph, Henry Schneider, and Sewin Chan, Are Stocks Overtaking Real Estate in Household Portfolios? Current Issues in Economics and Finance, Federal Reserve Bank of NY. April 1999. Volume 5, Number 5. http://www.ny.frb.org/research/current_issues/ci5-5.html

Von Hoffman, Alexander, Eric S. Belsky, and Kwan Lee. 2006. The Impact of Housing on Community: A Review of Scholarly Theories and Empirical Research. Cambridge: Joint Center for Housing Studies Harvard University, pg. 1-48. http://www.jchs.harvard.edu/research/publications/impact-housing-community-review-scholarly-theories-and-empirical-research

U.S. HUD, “Worst Case Housing Needs 2011”, Report to Congress, http://portal.hud.gov/hudportal/HUD?src=/press/press_releases_media_advisories/2013/HUDNo.13-028

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CLASS 2: Housing Policy and the Economics of Housing; Testing for Alignment

Learning Objectives:An understanding of the basic forces underlying the behavior of the different players in the

housing and housing finance markets (e.g., supply, demand and substitution, filtering down/up and abandonment, displacement of people and units, externalities, partial and general equilibrium, the need for and the criteria to qualify for financing) and where they would lead without government intervention

The likely impact of government policies on existing market forcesThe logic (or lack thereof) behind government policies that favor housing in general and homeownership in particularThe relative merits of homeownership, rental, and shared equity for individuals and societyThe relative merits of for-profit, not-for-profit, and government entities as owners and developersThe logic and shortcomings of requiring permanent affordability as an antidote to the challenges of the expiring use restrictions on subsidized housing Required Readings: Green and Malpezzi Text: Chapter 2 (pp. 5-31 only, copies are on Reserve)** Schwartz Text: Chapters 4, 9 (pp. 275-282 only), and Chapter 12 (pp. 379-394 only) Badger, Emily, How Many Gentrification Critics Are Actually Gentrifiers Themselves?

Atlantic Cities, August 8, 2013. http://www.theatlanticcities.com/housing/2013/08/what-happens-when-critics-gentrification-are-gentrifiers-themselves/6468/

Davis, John Emmeus. “Shared Equity Homeownership: The Changing Landscape of Resale-Restricted, Owner-Occupied Housing.” National Housing Institute. 2006. Especially pages 1-31. http://www.nhi.org/pdf/SharedEquityHome.pdf

Herbert, Christopher E. and Eric S. Belsky. 2006. The Homeownership Experience of Low Income and Minority Families. U.S. Department of Housing and Urban Development. Chapter 6 (pp. 118-132), the remainder of the publication is optional. http://www.huduser.org/Publications/PDF/hisp_homeown9.pdf

Malpezzi, Stephen. 1996. “What Has Happened to the Bottom of the US Housing Market?” Urban Studies, 33(10): pg. 1807-1820.

Price, David, “Home Matters!-Seven Policies That Could Prevent Roxbury’s Gentrification,” http://www.nuestracdc.org/blog/2014/04/14/15-home-matters-seven-policies-that-could-prevent-roxburys-gentrification

Sinai, Todd and Joel Waldfogel. 2005. “Do Low-Income Housing Subsidies Increase the Occupied Housing Stock?” Journal of Public Economics, 89(11-12): 2137-2164

Swanson, Jann, “3 Options for Mortgage Interest Deduction Reform”, Mortgage News Daily, December 23, 2013. http://www.mortgagenewsdaily.com/06222011_mortgage_interest_deduction.asp

Turner Margery Austin, Eric Toder, Rolf Pendall, and Claudia Sharygin, “How Would Reforming the Mortgage Interest Deduction Affect the Housing Market?”, Urban Institute, March 2013. http://www.urban.org/UploadedPDF/412776-How-Would-Reforming-the-Mortgage-Interest-Deduction-Affect-the-Housing-Market.pdf

**While not required, an alternative and supplemental resource for this class is Arthur O’Sullivan’s textbook, Urban Economics, 8th Edition, which is on reserve in Bobst.

Optional Readings:

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Boehm, T.P. 1981. “Tenure Choice and Expected Mobility: A Synthesis.” Journal of Urban Economics, 10(3): 375-389.

Boehm, T.P. and A.M. Schlottmann. 2005. Wealth Accumulation and Homeownership: Evidence for Low-Income Households. Washington, D.C.: U.S. Department of Housing and Urban Development, Office of Policy Development and Research. http://www.huduser.org/portal/publications/HOMEOWN/WAccuNHomeOwn.html

Birnbaum, H. and R. Weston. 1974. “Home Ownership and the Wealth Position of Black and White Americans.” Review of Income and Wealth, 20(1): 103-118.

Brennan, Maya. “Foundation for Success? A Review of New Research on the Effects of Homeownership on Children.” Insights. Center for Housing Policy, October 2010. http://www.nhc.org/media/files/Insights_Home_children_final.pdf

Bucchianeri, Grace W. The American Dream or The American Delusion? The Private and External Benefits of Homeownership. Working Paper. The Wharton School of Business. http://real.wharton.upenn.edu/~wongg/research/The%20American%20Dream.pdf\

Carliner, M.S. 1998. “Development of Federal Homeownership ‘Policy’.” Housing Policy Debate, 9(2): 299-321. http://www.michaelcarliner.com/HPD98-OwnershipPolicy.pdf

Center for American Progress. “A Responsible Market for Rental Housing Finance: Envisioning the Future of the U.S. Secondary Market for Multifamily Residential Rental Mortgages.” Prepared by the Mortgage Finance Working Group’s Multifamily Subcommittee, chaired by CAP Senior Fellow David Abromowitz. October 2010 http://www.americanprogress.org/issues/2010/10/pdf/multifamilyhousingreport.pdf

Cohen, Rebecca, Keith Wardrip, and Laura Williams. “Rental Housing Affordability: A Review of Current Research.” Insights. The Center for Housing Policy. October 2010. http://www.nhc.org/media/files/RentalHousing.pdf

Congressional Budget Office, “An Overview of Federal Support for Housing,” Economic and Budget Issue Brief, November 3, 2009. http://www.cbo.gov/publication/41219

Cortright, Joe, “More People in Cities Today Live in Poverty Than in 1970,” Next City, December 5, 2014, http://nextcity.org/daily/entry/cities-poverty-numbers-gentrification?utm_source=Furman+Center+Mailing+List&utm_campaign=66478edd7e-Housing_Starts_Aug_29&utm_medium=email&utm_term=0_ea37468da6-66478edd7e-173372669

Cortright, Joe, “Ten More you should read about Gentrification, Integration and Concentrated Poverty,” City Observatory, September 12, 2014, http://cityobservatory.org/gentrification-reader-2/

Currie, Janet and Aaron Yelowitz. 2000. “Are Public Housing Projects Good for Kids?” Journal of Public Economics, 75(1): 99-124.

Eng, Amanda, Harvey Galper, Georgia Ivsin, and Eric Toder, “Options To Reform The Deduction For Home Mortgage Interest,” The Urban Institute and Urban-Brookings Tax Policy Center, March 18, 2013. http://www.taxpolicycenter.org/UploadedPDF/412768-Options-to-Reform-the-MID.pdf

Follain, James R. and Lisa Sturman Melamed. 1998. “The False Messiah of Tax Policy: What Elimination of the Home Mortgage Interest Deduction Promises and a Careful Look at What it Delivers.” Journal of Housing Research, 9(2): pg. 179-199. http://www.knowledgeplex.org/showdoc.html?id=2473

Freeman, Lance and Frank Braconi. 2004. “Gentrification and Displacement.” The Urban Prospect, Citizens Housing and Planning Council. NYC. January/February 2002 Volume 8, Number 1. http://www.chpcny.org/pubs/UP_Gentrification_Displacement.pdf

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Godsil. Rachel D., “Transforming Gentrification into Integration,” The Dream Revisited, NYU Furman Center, http://furmancenter.org/research/iri/godsil

Hanlon, Seth. “Tax Expenditure of the Week: Tax-Free Capital Gains for Primary Residences,” Center for American Progress, April 6, 2011. http://www.americanprogress.org/issues/2011/04/te040611.html and “Tax Expenditure of the Week: The Mortgage Interest Deduction,“ Center for American Progress, January 26, 2011, http://www.americanprogress.org/issues/2011/01/te_012611.html

Harkness, Joseph and Sandra J. Newman. 2002. “Homeownership for the Poor in Distressed Neighborhoods.” Housing Policy Debate, 13(3): pg. 597-630. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1303_harkness.pdf

Haurin, Donald R., Toby L. Parcel, and Jean Haurin. 2002. “Does Homeownership Affect Child Outcomes?” Real Estate Economics, 30(4): pg. 635-666.

Joint Committee on Taxation. “Present Law, Data, and Analysis Relating to Tax Incentives for Homeownership.” September 30, 2011. http://www.jct.gov/publications.html?func=startdown&id=4366

Kain, John F. and John M. Quigley. 1970. “Measuring the Value of Housing Quality.” Journal of the American Statistical Association, 65(330): pg. 532-548.

McClure Kirk, “Deconcentrating Poverty with Housing Programs.” Journal of the American Planning Association; Winter2008, Vol. 74 Issue 1, p90-99. http://web.ebscohost.com/ehost/pdfviewer/pdfviewer?sid=982807a5-908d-4c93-a74d-d950ce1a7d84%40sessionmgr10&vid=4&hid=19

Rohe, William M. and L. Stewart. 1996. “Homeownership and Neighborhood Stability.” Housing Policy Debate, 7(1): 37-81. http://content.knowledgeplex.org/kp2/img/cache/documents/1373.pdf

Schwartz, Heather. “Housing Policy Is School Policy.” The Century Foundation. Oct 15, 2010 http://tcf.org/publications/2010/10/housing-policy-is-school-policy

Sharkey, Patrick. “Neighborhoods and the Black-White Mobility Gap,” Economic Mobility Project, Pew Charitable Trust, July 2009. http://www.economicmobility.org/assets/pdfs/PEW_NEIGHBORHOODS.pdf

Shlay, Anne B. “Low-income Homeownership: American Dream or Delusion?” Urban Studies, Vol. 43, No. 3, 511–531, March 2006. http://astro.temple.edu/~ashlay/CURS_A_145226.pdf

Sternlieb, George and James W. Hughes. 1991. “Private Market Provision of Low-Income Housing: Historical Perspective and Future Prospects.” Housing Policy Debate, 2(2): pg. 123-135. http://www.knowledgeplex.org/cache/documents/2151.pdf

U.S. Census Bureau. May 2009. Who Could Afford to Buy a Home in 2004? www.census.gov/prod/2009pubs/h121-09-01.pdf

U.S. Department of Housing and Urban Development (HUD), Paths to Homeownership for Low-Income and Minority Households,” Evidence Matters, Fall 2012. http://www.huduser.org/portal/periodicals/em/fall12/highlight1.html

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CLASS 3: Community Development, Fair Housing, and Opportunity Neighborhoods

Learning Objectives:Community development is more than housingThe importance of community developmentWhat are opportunity neighborhoods?The role of both place- and people-based initiatives, mixed income, etc.The role of the Community Reinvestment Act (CRA) in bringing banks to the tableImportance and complexity of enforcing fair housing laws

Required Readings: Schwartz text: Chapters 9 (only pp. 293-300), 11, 12 (pp. 395-402 only) Chetty, Raj, presentation at Brookings, June 1, 2015 (download the slide presentation)

http://www.brookings.edu/blogs/brookings-now/posts/2015/06/raj-chetty-maps-geography-social-mobility

Conti, Gabriella, and James J. Heckman, “Early Childhood Development: Creating Healthy Communities with Greater Efficiency and Effectiveness,” What Works for America’s Communities, Federal Reserve Bank of San Francisco and Low Income Investment Fund, 2012, pp. 327-337. http://www.frbsf.org/publications/community/investing-in-what-works/index.html

Ellen, Ingrid Gould, “Crime and Community Development,” What Works for America’s Communities, Federal Reserve Bank of San Francisco and Low Income Investment Fund, 2012, pp. 321-326. http://www.frbsf.org/publications/community/investing-in-what-works/index.html

Erickson, David, Ian Galloway, and Naomi Cytron, “Routinizing the Extraordinary,” What Works for America’s Communities, Federal Reserve Bank of San Francisco and Low Income Investment Fund, 2012, pp. 377-406. http://www.frbsf.org/publications/community/investing-in-what-works/index.html

Hertz, Daniel, “What’s really Going on in Gentrifying Neighborhoods,” City Observatory, October 28, 2015. http://cityobservatory.org/whats-really-going-on-in-gentrifying-neighborhoods/

Levy, Diane K., Zach McDade, and Kassie Bertumen, “Mixed-Income Living: Anticipated and Realized Benefits for Low-Income Households”, Cityscape: A Journal of Policy Development and Research, HUD, Volume 15, Number 2, 2013. http://www.huduser.org/portal/periodicals/cityscpe/vol15num2/article1.html

Von Hoffman, Alexander, “The Past, Present, and Future of Community Development,” What Works for America’s Communities, Federal Reserve Bank of San Francisco and Low Income Investment Fund, 2012, pp. 10-54. http://www.frbsf.org/publications/community/investing-in-what-works/index.html

Willis, Mark A., “Give Credit Where Credit Is Due: An Approach to Revamping CRA.” presented at a symposium of the Joint Center for Housing Studies. Harvard University. Revised August 2010. http://www.jchs.harvard.edu/sites/jchs.harvard.edu/files/mf10-9.pdf

Optional Readings: Abt Associates (in partnership with the NYU Furman Center), “The Effects of Neighborhood

Change on New York City Housing Authority Residents,” prepared for NYC Center for Economic Opportunity. May 21, 2015. (Executive Summary pp. iii-x). https://nextcity.org/pdf/nycha_ceo_report.pdf

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Apgar, William C. and Mark Duda. “The Twenty-Fifth Anniversary of the Community Reinvestment Act: Past Accomplishments and Future Regulatory Challenges.” New York: FRBNY Economic Policy Review (forthcoming). http://www.jchs.harvard.edu/sites/jchs.harvard.edu/files/cra02-3_apgar.pdf

Avery, Robert B. and Kenneth P. Brevoort, 2001. “The Subprime Crisis: Is Government Housing Policy to Blame?” Board of Governors of the Federal Reserve System, Finance and Economics Discussion Series: 2011-36 August 3, 2011.

Coulton, Claudia J. and Brett Theodos, Margery Austin Turner. November 2, 2009. “Family Mobility and Neighborhood Change: New Evidence and Implications for Community Initiatives,” Urban Institute. http://www.urban.org/publications/411973.html

Horn, Keren M. and Katherine M. O’Regan. February 1, 2011, The Low Income Housing Tax Credit and Racial Segregation (posted on NYU Classes under Course Documents).

Lee, Alyssa Stewart. June 2007. “The Brookings Urban Markets Initiative: Using Information to Drive Change.” Community Development Investment Review. Federal Reserve Bank of San Francisco: 3(1) 67-77. http://www.frbsf.org/publications/community/review/062007/lee.pdf

Kretzmann, John P. and John L. McKnight. 1993. “Introduction,” in Building Communities from the Inside Out: A Path Toward Finding and Mobilizing Community’s Assets. Evanston, IL: Institute for Policy Research, pg. 1-11. http://www.northwestern.edu/ipr/publications/community/introd-building.html

Kriesberg, Joseph. 2009. “A 21st Century Vision for Community Development.” Shelterforce, Fall 2009. http://www.shelterforce.org/article/1767/a_21st_century_vision_for_community_development/Orfield, Myron. 2005. “Racial Integration and Community Revitalization: Applying the Fair Housing Act to the Low Income Housing Tax Credit.” Vanderbilt Law Review, 58(6): pg. 1745-1804.

Social Compact web site to scan what a “Drill Down” looks like: http://socialcompact.org/index.php/site/

Temkin, K. and W.M. Rohe. 1998. Social Capital and Neighborhood Stability: An Empirical Investigation. Housing Policy Debate, 9(1): 61-88. http://www.knowledgeplex.org/showdoc.html?id=2030

U.S. HUD, “Confronting Concentrated Poverty with a Mixed-Income Strategy”, Evidence Matters, Spring 2013. http://www.huduser.org/portal/periodicals/em/spring13/highlight1.html#title

U.S. HUD, “Mixed-Income Community Dynamics: Five Insights from Ethnography”, Evidence Matters, Spring 2013. http://www.huduser.org/portal/periodicals/em/spring13/highlight2.html

Vidal, Avis C. and W. Dennis Keating. 2004. “Community Development: Current Issues and Emerging Challenges.” Journal of Urban Affairs, 26(2): pg. 125-137.

Willis, Mark A. and Ellen Seidman, “Stop Telling Canards about CRA,” American Banker, January 16, 2013. http://www.americanbanker.com/bankthink/stop-spreading-myths-about-cra-al-1055901-1.html

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CLASS 4: Addressing Housing Affordability through People- and Place-Based Programs: What works, what doesn’t, and what might

Learning Objectives:How these programs have evolved including the net increase in how many people are housed and the quality and location of that housing The efficiency, administrative and budgetary costs, and the political issues inherent in people- and place-based housing programsThe ability to evaluate critically the strengths and weaknesses of proposed reforms and new HUD programs (e.g., Choice Neighborhoods Initiative and the Rental Assistance Demonstration)

Required Readings: Schwartz Text: Read fully one of Chapters 6, 7, or 8 (skim the other two); also read Chapters

9 (pg. 265-275 only) and 10 Comey, Jennifer, Susan J. Popkin, and Kaitlin Franks, “MTO: A Successful Housing

Intervention,” Cityscape, HUDuser, July 2012. http://www.huduser.org/portal/periodicals/cityscpe/vol14num2/Cityscape_July2012_mto_a_successful.pdf

Zielenbach, Sean. 2003. “Assessing Economic Change in HOPE VI Neighborhoods.” Housing Policy Debate, 14(4): 621-655. http://content.knowledgeplex.org/kp2/img/cache/kp/10959.pdf

Stegman, Michael A., Walter R. Davis, and Roberto Quercia. “The Earned Income Tax Credit as an Instrument of Housing Policy.” Housing Policy Debate, 15(2): pg. 203-260. http://www.tandfonline.com/doi/pdf/10.1080/10511482.2004.9521500

U.S. Department of Housing and Urban Development, Office of Policy Development and Research. 2011. “Moving to Opportunity for Fair Housing Demonstration Program: Final Impacts Evaluation.” October 14, 2011. Required is only the Executive Summary, pp. XII-XXXVI. http://www.huduser.org/publications/pdf/MTOFHD_fullreport.pdf

U.S. HUD, “Choice Neighborhoods: History and Hope,” Evidence Matters, Winter 2011. http://www.huduser.org/portal/periodicals/em/winter11/highlight1.html

Optional Readings:People-based Ellen, Ingrid Gould, Michael C. Lens and Katherine O’Regan. “American Murder Mystery

Revisited: Do Housing Voucher Households Cause Crime?” Furman Center for Real Estate and Urban Policy. October 2011. http://furmancenter.org/files/publications/American_Murder_Mystery_Revisited.pdf

Grigsby, William G. and Steven C. Bourassa. 2004. “Section 8: The Time for Fundamental Program Change?” Housing Policy Debate, 15(4): pg. 805-834. http://content.knowledgeplex.org/kp2/cache/documents/71105.pdf

Lens, Michael C., Ingrid Gould Ellen, Katherine O’Regan, “Do Vouchers Help Low-Income Households Live in Safer Neighborhoods? Evidence on the Housing Choice Voucher Program,” Cityscape, HUD, Volume 13, Number 3, 2011, http://www.huduser.org/portal/periodicals/cityscpe/vol13num3/ch6.html

Orlebeke, Charles. 2000. “The Evolution of Low-Income Housing Policy, 1949 to 1999.” Housing Policy Debate, 11(2): 489-520. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1102_orlebeke.pdf

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Popkin, Susan J.,Michael J. Rich, Leah Hendey, Christopher Hayes, Joe Parilla, “Public Housing Transformation and Crime: Making the Case for Responsible Relocation,” Urban Institute, April 5, 2012. http://www.urban.org/publications/901492.html

Quigley, John M. 2000. “A Decent Home: Housing Policy in Perspective.” Brookings-Wharton Papers on Urban Affairs: pg. 1-47.

Rosin, Hanna. July/August 2008. “American Murder Mystery.” The Atlantic Monthly. 302 (1). 40-54, and the response in Shelterforce (web only). July 22, 2008. “Memphis Murder Mystery? No, Just Mistaken Identity”: http://www.shelterforce.org/article/special/1043/

Sard, Barbara and Thyria Alvarez-Sanchez, “Large Majority of Housing Voucher Recipients Work, are Elderly, or Have Disabilities,” December 2, 2011. http://www.cbpp.org/cms/index.cfm?fa=view&id=3634

U.S. Department of Housing and Urban Development. 2000. Section 8 Tenant-Based Housing Assistance: A Look Back After 30 Years. Washington D.C.: U.S. Dept. of Housing and Urban Development. http://www.huduser.org/publications/pdf/look.pdf

U.S. HUD, Prepared Remarks of Secretary Shaun Donovan On a Conference Call Announcing Choice Neighborhoods Planning Grants, Tuesday, January 10, 2012, http://portal.hud.gov/hudportal/HUD?src=/press/speeches_remarks_statements/2012/Speech_01102012

The Urban Institute’s Metropolitan Housing and Communities Center. 2008. “Three-City Study of the Moving to Opportunity Program.” Read the “Commentary” and the multiple briefs under “Reports.” http://www.urban.org/projects/mto.cfm

Varady, David and Carole Walker. 2003. “Using Housing Vouchers to Move to the Suburbs: How do Families Fare?” Housing Policy Debate, 14(3): pg. 347-382. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1403_varady.pdf

Place-based Bloom, Nicholas Dagen. 2008. Public Housing That Worked: New York in the Twentieth

Century. University of Pennsylvania Press. Ellen, Ingrid Gould, Michael H. Schill, Amy Ellen Schwartz, and Ioan Voicu. Journal of

Policy Analysis and Management, Vol. 26, No. 2 . March 2007. http://furmancenter.org/research/publications/does-federally-subsidized-rental-housing-depress-neighborhood-property/

Farell, Chris and Laurie Stern. “After the Projects: the Uncertain Future of Public Housing.” National Public Radio (1 hour audio) http://americanradioworks.publicradio.org/features/housing/

Glasheen, Megan and Casius Pealer, Continuing the Conversation with Policy Makers: A Review of The Brookings Institution Report on HOPE VI. Journal of Affordable Housing Volume 15, Number 1 Fall 2005. 104-111. http://www.renocavanaugh.com/images/d0077712.pdf

HUD, “Well-Being of Relocated Subsidized Households in Chicago,” PS&R Edge, July 6, 2012, http://www.huduser.org/portal/pdredge/pdr_edge_research_070612.html

Popkin, Susan J., Bruce Katz, Mary K. Cunningham, Karen D. Brown, Jeremy Gustafson, and Margery A. Turner. 2004. A Decade of HOPE VI: Research Findings and Policy Challenges. Washington, D.C.: The Urban Institute and The Brookings Institute. http://www.urban.org/uploadedpdf/411002_hopevi.pdf

Popkin, Susan J., Diane K. Levy, Laura E. Harris, Jennifer Comey, Mary K. Cunningham, and Larry F. Buron. 2004. “The HOPE VI Program: What About the Residents?” Housing Policy Debate, 15(2): pg. 385-414. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1502_Popkin.pdf

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Quercia, Roberto G. and George C. Galster. 1997. “The Challenges Facing Public Housing Authorities in a Brave New World.” Housing Policy Debate, 8(3): pg. 535-569. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_0803_quercia.pdf

Quercia, Roberto G, William Rohe, and Diane Levy. 2000. “A New Look at Creative Finance.” Housing Policy Debate, 11(4): pg. 943-972. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1104_quercia.pdf

Schwartz Text: Chapter 5 Solomon, Rod. 2005. Public Housing Reform and Voucher Success: Progress and

Challenges. Washington D.C.: The Brookings Institution Metropolitan Policy Program. http://www.brookings.edu/reports/2005/01metropolitanpolicy_solomon.aspx

Teaford, Jon C. 2000. “Urban Renewal and Its Aftermath.” Housing Policy Debate, 11(2): pg. 443-465. http://www.knowledgeplex.org/kp/text_document_summary/scholarly_article/relfiles/hpd_1102_teaford.pdf

Walker, Chris, Chris Hayes, George Galster, Patrick Boxall, and Jennifer Johnson. 2002. The Impact of CDBG Spending on Urban Neighborhoods. Washington, D.C.: The Urban Institute. http://www.urban.org/UploadedPDF/410664_CDBG_Spending.pdf

Both Green, Richard, “Thoughts on Rental Housing and Rental Housing Assistance.” Cityscape,

July 2011, Volume 13, Number 2, Chapter 2, only “Section 42 Low-Income Housing Tax Credit Program” pp.47-51 and “Section 8 Vouchers” pp. 51-52. http://www.huduser.org/portal/periodicals/cityscpe/vol13num2/ch2.html

Khadduri, Jill, Kimberly Burnett, and David Rodda. 2003. Targeting Housing Production Subsidies: Literature Review. Washington, D.C.: U.S. Dept. of Housing and Urban Development. http://www.huduser.org/Publications/pdf/TargetingLitReview.pdf

National Low Income Housing Coalition, “Who Lives in Federally Assisted Housing?” Housing Spotlight, Volume 2, Issue 2, November 2012, http://nlihc.org/article/housing-spotlight-volume-2-issue-2

Olsen, Edgar O. 2001. Housing Programs for Low-Income Households. NBER Working Paper 8208.

Olsen, Edgar. 2003. The Millennial Housing Commission Report: An Assessment. Working Paper, University of Virginia. http://www.virginia.edu/economics/Workshops/papers/olsen/MHCAssessment.pdf

Schill, Michael H. and Susan M. Wachter. 1995. “The Spatial Bias of Federal Housing Law and Policy.” University of Pennsylvania Law Review, 143(5): 1285-1342.

Shroder, Mark and Arthur Reiger. 2000. “Vouchers versus Production Revisited.” Journal of Housing Research, 11(1): pg. 91-107. http://papers.ssrn.com/sol3/papers.cfm?abstract_id=218288.

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CLASS 5: (At this point in the course, you may want to be thinking about your choice of a topic for your final paper. As you narrow in on a topic, feel free to check in with the professor on the appropriateness of the topic and possible sources of information.) Zoning, Rent Regulations, and Other Off-Budget Tools for Influencing the Price, Income Mix, Location, Quality, and Access to Different Types of Housing and Neighborhoods

Learning Objectives:An understanding of how land use regulation (e.g., zoning, growth boundaries, inclusionary housing) and rent regulation can impact the amount, cost, and spatial distribution of affordable housingConflicts and consistencies between smart growth and community development

Required Readings: Schwartz Text: Chapter 9 (pp. 283-291 only) Kirp, David L. “Here Comes the Neighborhood,” New York Times, October 20, 2013.

http://www.nytimes.com/2013/10/20/opinion/sunday/here-comes-the-neighborhood.html Liebowitz, David D. and Lindsay C. Page, “Is School Policy Housing Policy? Evidence from

the End of Desegregation in Charlotte-Mecklenburg,” draft 2012, see Course Documents on NYU Classes.

Nelson, Arthur, Rolf Pendall, Casey J. Dawkins, and Gerrit J. Knapp. 2002. The Link Between Growth Management and Housing Affordability: The Academic Evidence. Washington, D.C.: The Brookings Institution Center on Urban and Metropolitan Policy (pp.32-37 only). http://www.brookings.edu/es/urban/publications/growthmang.pdf

Note. 1988. “Reassessing Rent Control: Its Economic Impact in a Gentrifying Housing Market.” Harvard Law Review, 101(8): pg. 1835-1855.

Schuetz, Jenny, Rachel Meltzer and Vicki Been. 2007. The Effects of Inclusionary Zoning on Local Housing Markets: Lessons from the San Francisco, Washington DC and Suburban Boston Areas. Furman Center for Real Estate and Urban Policy (pp. 76-82 only). http://www.nhc.org/pdf/pub_chp_iz_08.pdf

Optional Readings: Autor, David H., Christopher J. Palmer and Parag A. Pathak, Housing Market Spillovers:

Evidence from the End of Rent Control in Cambridge Massachusetts, MIT Working Paper, May 2012, http://economics.mit.edu/files/7786

Calavita, Nico, Kenneth Grimes, and Alan Mallach. 1997. “Inclusionary Housing in California and New Jersey: A Comparative Analysis.” Housing Policy Debate, 8(1): pg. 109-142. http://www.knowledgeplex.org/showdoc.html?id=2279

Case Western Reserve Mandel School of Applied Social Science, Mixed-Income Development in Chicago: Case Studies, 2009-2011. http://msass.case.edu/faculty/mjoseph/mixed_inc_research.html

Downs, Anthony, ed. 2004. Growth Management and Affordable Housing: Do They Conflict. Washington, D.C.: The Brookings Institution.

Glaeser, Edward L., Joseph Gyourko, and Raven Saks. 2004. Why is Manhattan so Expensive? Regulation and the Rise in House Prices. Working Paper, Harvard University. http://www.economics.harvard.edu/faculty/glaeser/files/Manhattan.pdf

Glaeser, Edward L. and Erzo F.P. Luttmer. 2003 “The Misallocation of Housing Under Rent Control,” American Economic Review, 93(4): 1027-1046. http://www.aeaweb.org/articles.php?doi=10.1257/aer.93.4

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Glaeser, Edward L. and Bryce A. Ward. 2006. The Causes and Consequences of Land Use Regulation: Evidence from Greater Boston. Harvard Institute of Economic Research Discussion Paper No. 2124. http://www.economics.harvard.edu/faculty/glaeser/files/Glaeser_Ward.pdf

Hickey, Robert, “After the Downturn: New Challenges and Opportunities for Inclusionary Housing,” Center for Housing Policy, February 2013 http://www.nhc.org/media/files/InclusionaryReport201302.pdf

HUD. Choice Neighborhoods program. http://portal.hud.gov/hudportal/HUD?src=/fy2011budget/signature_initiatives/choice_neighborhoods

Temkin, Kenneth, Brett Theodos, and David Price, “Balancing Affordability and Opportunity: An Evaluation of Affordable Homeownership Programs with Long-term Affordability Controls”. Urban Institute, October 2010. http://www.urban.org/publications/412244.html

Krugman, Paul, “A Rent Affair: [Op-Ed],” New York Times, June 7, 2001, A3. Madar, Josiah and Mark A. Willis, “Creating Affordable Housing Out of Thin Air: The

Economics of Mandatory Inclusionary Zoning in New York City,” Research Brief, NYU Furman Center. March 2015. http://furmancenter.org/research/publication/creating-affordable-housing-out-of-thin-air-the-economics-of-mandatory-incl

Malpezzi, Stephen. 1996. “Housing Prices, Externalities, and Regulation in U.S. Metropolitan Areas.” Journal of Housing Research, 7(2): pg. 209-241. http://www.knowledgeplex.org/programs/jhr/pdf/jhr_0702_malpezzi.pdf

Pollakowski, Henry O. May 2003. Rent Control and Housing Investment: Evidence from Deregulation in Cambridge, Massachusetts, Manhattan Institute, Civic Report no. 36. http://www.manhattan-institute.org/html/cr_36.htm

Proscio, Tony. 2003. Community Development and Smart Growth: Stopping Sprawl at its Source. Washington, D.C.: LISC & Funders Network for Smart Growth and Livable Communities. http://www.lisc.org/content/publications/detail/828

Quigley, John M. and Stephen Raphael. 2005. “Regulation and the High Cost of Housing in California.” AEA Papers and Proceedings: pg. 323-328. http://urbanpolicy.berkeley.edu/pdf/QR_RegAER0406.pdf

Quigley, John M. and Larry A. Rosenthal. 2005. “The Effects of Land-Use Regulation on the Price of Housing: What do we Know? What Can We Learn?” Cityscape, 8(1): pg. 69-137. http://urbanpolicy.berkeley.edu/pdf/QR2005.pdf

Roistacher, Elizabeth, “Rent Regulation: Beyond the Rhetoric,” Citizens Budget Commission. New York. June 2010 http://www.cbcny.org/sites/default/files/REPORT_RentReg_06022010.pdf

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CLASS 6: The Perils and Benefits of Regulating Housing Finance: What is the Outlook for Reform?

Learning Objectives:What led to the subprime crisis/housing bubble?Reforms since the bubble burst—the role of the federal government

RegulationCredit support/insurance (including FHA)GSEs: Fannie Mae and Freddie Mac

Mitigating borrower risk through mortgage/credit/budget counseling

Required Reading: Schwartz Text: Chapters 3 and 13 Ingrid Gould Ellen, John Napier Tye, Mark A. Willis. “Improving U.S. Housing Finance

through Reform of Fannie Mae and Freddie Mac: Assessing the Options.” Furman Center for Real Estate and Urban Policy, NYU. May 2010 http://furmancenter.org/files/publications/Improving_US_Housing_Finance_Fannie_Mae_Freddie_Mac_9_8_10.pdf

HUD and U.S. Treasury, “Reforming America’s Housing Finance Market A Report To Congress,” February 2011http://www.treasury.gov/initiatives/Documents/Reforming%20America's%20Housing%20Finance%20Market.pdf

Jaffee, Dwight M. “The Role of the GSEs and Housing Policy in the Financial Crisis.” Paper prepared for presentation to the Financial Crisis Inquiry Commission, Washington D.C., February 27, 2010. http://fcic-static.law.stanford.edu/cdn_media/fcic-testimony/2010-0227-Jaffee.pdf

Stevens, David, “The Math behind the Need for GSE Reform,” REwired, Housing Wire Blog, February 22, 2016. http://www.housingwire.com/blogs/1-rewired/post/36340-the-math-behind-the-need-for-gse-reform

Watt, Melvin, “Prepared Remarks of Melvin L. Watt Director of the Federal Housing Finance Agency at the Bipartisan Policy Center,” February 18, 2016. http://www.fhfa.gov/Media/PublicAffairs/Pages/Prepared-Remarks-Melvin-Watt-at-BPC.aspx

Optional Reading: Colton, Kent W. 2002. Housing Finance in the United States: The Transformation of the U.S.

Housing Finance System. Joint Center for Housing Studies at Harvard University. http://www.jchs.harvard.edu/publications/finance/W02-5_Colton.pdf

Engel, Kathleen C. and Patricia A. McCoy. “The Law and Economics of Remedies for Predatory Lending.” Posted on NYU Classes.” 2002?.

Federal Housing Finance Agency (FHFA), speech by the director, Mel Watt (see “FHFA

Director Watt: This is the most serious risk facing Fannie Mae and Freddie Mac,” http://www.housingwire.com/articles/36314-fhfa-director-watt-this-is-the-most-serious-risk-facing-fannie-mae-and-freddie-mac

Federal Reserve, "The U.S. Housing Market: Current Conditions and Policy Considerations." White Paper, January 4, 2012, pp.1-8 only. http://www.federalreserve.gov/publications/other-reports/files/housing-white-paper-20120104.pdf

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Freddie Mac, “Knowledge is Good,” Insight and Outlook, Economic & Housing Research, February 29, 2016, pp.1-5. http://www.freddiemac.com/finance/pdf/feb_2016_public_outlook.pdf

Frame, W. Scott and Lawrence J. White. 2004. “Fussing and Fuming over Fannie and Freddie: How Much Smoke, How Much Fire?” Federal Reserve Bank of Atlanta, Working Paper 2004-26. http://www.frbatlanta.org/filelegacydocs/wp0426.pdf

Furman Center for Real Estate and Urban Policy, “Kids and Foreclosure: New York City.” Press release. October 4, 2010. http://furmancenter.org/files/pr/Kids_and_Foreclosure_study_CORRECT_LETTERHEAD.pdf

Gates, Susan Wharton, Vanessa Gail Perry, Peter M. Zorn. 2002. “Automated Underwriting in Mortgage Lending: Good News for the Underserved.” Housing Policy Debate, 13(2): pg. 369-391. http://www.knowledgeplex.org/programs/hpd/pdf/hpd_1302_gates.pdf

Gramlich, Edward M. 2004. Remarks at the Financial Services Roundtable Annual Housing Policy Meeting, Chicago, Illinois. Available at: http://www.federalreserve.gov/boarddocs/speeches/2004/20040521/default.htm

Hangen, Eric and Jeffrey Lubell. 2007. Impacts of Homeownership Education and Counseling on Homebuyer Purchasing Power: Summary of Findings. Washington, D.C.: Center for Housing Policy. http://www.nhc.org/housing/homeownershipeducation

Jaffee, Dwight M. “How to Privatize the Mortgage Market: Europeans manage just fine without Fannie and Freddie-type agencies.” Opinion, Wall Street Journal, October 25, 2010. (posted on NYU Classes)

Kingsley, G. Thomas and Robin Smith, and David Price, The Impacts of Foreclosures on Families and Communities, May 2009, The Urban Institute. http://www.urban.org/UploadedPDF/411909_impact_of_forclosures.pdf

Mallach, Allan. 2003. Homeownership Education and Counseling: Issues in Research and Definition. Federal Reserve Bank of Philadelphia. http://www.philadelphiafed.org/community-development/publications/discussion-papers/homeowner.pdf

New York Times interactive site that displays movements since 2000 in housing prices for 20 cities (based on Case-Shiller price indices), check out how your favorite city has fared comparatively: http://www.nytimes.com/interactive/2011/05/31/business/economy/case-shiller-index.html#city/BOS

Quercia, Roberto G., Lei Ding, and Carolina Reid, “Balancing Risk and Access: Underwriting Standards for Qualified Residential Mortgages.” UNC Center for Community Capital and Center for Responsible Lending, January 2012. http://www.ccc.unc.edu/abstracts/QRMunderwriting.php

Stevens, David, “The math behind the need for GSE reform,” REwired, Housing Wire, February 22, 2016. http://www.housingwire.com/blogs/1-rewired/post/36340-the-math-behind-the-need-for-gse-reform

The Bipartisan Policy Center Housing Commission, Housing Americas Future: New Directions for National Policy. http://bipartisanpolicy.org/library/housing-americas-future-new-directions-national-policy/

U.S. Department of Housing and the U.S. Department of the Treasury, “Housing Scorecard,” updated monthly http://portal.hud.gov/hudportal/HUD?src=/initiatives/Housing_Scorecard

U.S. Department of Housing and Urban Development. Evolution of the U.S. Housing Finance System, A Historical Survey and Lessons for Emerging Mortgage Markets, pg 1-21.http://www.huduser.org/Publications/pdf/US_evolution.pdf

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18

CLASS 7: Where do we go from here? Plus: A Review

Learning Objectives:What is the problem? What is unique about New York and other growing, “high-cost” cities?Setting the goals (who should benefit)Identifying the right tools for each of the policy goalsWhy is it so hard?

Required Readings: Enterprise Community Partners, An Investment in Opportunity: A Bold New Vision for Housing

Policy in the U.S. January 2016. http://www.enterprisecommunity.com/resources/ResourceDetails?ID=0100943#sthash.9BIzGiwh.dpuf

New York City, Housing New York: A Five-Borough, Ten-Year Plan, 2014, http://www.nyc.gov/html/hpd/html/about/Housing-New-York.shtml

Quigley, John M. 2007. Just Suppose: Housing Subsidies for Low-Income Renters. Cambridge: Joint Center for Housing Studies at Harvard University. http://www.jchs.harvard.edu/research/publications/just-suppose-housing-subsidies-low-income-renters

Florida, Richard, “The Urban Housing Crunch Costs the U.S. Economy About $1.6 Trillion a Year,” CityLab, The Atlantic, May 18, 2015. http://www.citylab.com/housing/2015/05/the-urban-housing-crunch-costs-the-us-economy-about-16-trillion-a-year/393515/

Housing Policy Positions of presidential candidates (as of 3/12/16 Hillary Clinton : https://www.hillaryclinton.com/briefing/h/2016-02-12-hillary-clintons-breaking-every-barrier-agenda-revitalizing-the-economy-in-communities-left-behind/ )

Optional Readings Center for Housing Policy, “Promote Sustainable and Equitable Development Policy Guide,”

2011, http://www.housingpolicy.org/toolbox/sustainable_development.html Collinson, Robert, Ingrid Gould Ellen, and Jens Ludwig, “Low-Income Housing Policy,”

NBER Working Paper 21071, April 2015. (also in NYU Classes) Edward Terrace Apartments: A Case Study (posted on NYU Classes)New York City, Hsieh Chang-Tai and Enrico Moretti, “Why Do Cities Matter? Local Growth and Aggregate

Growth,” NBER Working Paper No. 21154, May 2015. http://www.nber.org/papers/w21154.pdf

Katz, Bruce and Margery Austin Turner. 2007. Rethinking U.S. Rental Housing Policy. Washington, D.C.: Brookings Institution Opportunity 08 Project. http://www.brookings.edu/research/papers/2007/02/28metropolitanpolicy-katz-opp08

McClure Kirk, “Deconcentrating Poverty with Housing Programs.” Journal of the American Planning Association; Winter2008, Vol. 74 Issue 1, p90-99. http://web.ebscohost.com/ehost/pdfviewer/pdfviewer?sid=982807a5-908d-4c93-a74d-d950ce1a7d84%40sessionmgr10&vid=4&hid=19

Turner, Margery Austin and G. Thomas Kingsley, “Federal Programs for Addressing Low-Income Housing Needs: A Policy Primer,” The Urban Institute, December 2008. http://www.urban.org/UploadedPDF/411798_low-income_housing.pdf