Working Papers

The Ziman Center was established to create and administer UCLA's activities surrounding the topic of real estate. To advance this mandate, the Center has built a community of leading scholars who undertake real estate-related research. The Working Papers series is made up of research undertaken by the Center's Affiliated Faculty and Fellows, who join the Center from departments throughout the UCLA campus, including management, economics, law, public policy, urban planning, public health, engineering, architecture and geography. Working papers are the first step to published research, and the purpose of the series is to widely distribute the results of high-quality research. At regular intervals the Ziman Center prepares research briefs that provide insights into research to the wider real estate community.

2023

WP #	Title	Author(s)
19	Association of Neighborhood Gentrification and Residential Moves With Hypertension and Diabetes Control in Los Angeles County, 2014–2019: A Retrospective Cohort Study	Katherine L. Chen, Frederick J. Zimmerman, Paul M. Ong, Andrea Jones,Teryl K. Nuckols, Ninez A. Ponce, Kristen R. Choi, Xia X. Li, Ariadna Padilla, and Claudia L. Nau
18	The Impact of Crisis-Period Interest Rate Declines on Distressed Borrowers (rev)	Stuart Gabriel and Chandler Lutz
17	Smartphone Data Reveal Neighborhood-Level Racial Disparities in Police Presence	M. Keith Chen, Katherine L. Christensen, Elicia John, Emily Owens, and Yilin Zhuo
16	Redlining and Beyond: Development Within and Outside HOLC Spaces in Los Angeles County	Paul M. Ong, Anne Yoon, and Chhandara Pech
15	Entrepreneurship and Gentrification	Luisa Gagliardi and Olav Sorenson
14	The Geography of Bank Deposits and the Origins of Aggregate Fluctuations	Shohini Kundu, Seongjin Park, and Nishant Vats
13	Building Housing: The Allocative Efficiency of Creating New Cities Versus Expanding Existing Cities	Seungyub Han and Sunham Kim
12	Student Debt and High-Skill Worker Location Choice	Zachary Sauers
11	The Role of Political Belief in COVID-19 Vaccine Resistance, Virus Transmission, and Closure Policy Response	Danny Ben-Shahar, Stuart A. Gabriel, and Roni Golan
10	Tackling the Housing Crisis: Streamlining to Increase Housing Production in Los Angeles	Edward Kung and Stuart A. Gabriel
9	Housing Wealth and Overpayment: When Money Moves In	Darren Aiello, Jason Kotter, and Gregor Schubert
8	The Digital Divide and Refinancing Inequality	Edward T. Kim
7	The Impact of Cultural Preferences on Homeownership	Caitlin S. Gorback and Gregor Schubert
6	A Missed Opportunity? The 4% Low-Income Housing Tax Credit Program	Yiwen Kuai
5	Minimum Wages and Employment Composition	Ashvin Gandhi and Krista Ruffin
4	The Effects of Extreme Wildfire and Smoke Events on Household Financial Outcomes	Xudong An, Stuart A. Gabriel, and Nitzan Tzur-Ilan
3	Total Returns to Single-Family Rentals (rev)	Andrew Demers and Andrea Eisfeldt
2	Whither Diversification?	John Cotter, Stuart Gabriel, and Richard Roll
1	Worker Age, Jobs-Housing Balance, and Commute Distance	Evelyn Blumenberg and Hannah King

2022

WP #	Title	Author(s)
11	Gentrification, Housing Insecurity, and Preterm Birth Among Black Women and Birthing People in the San Francisco Bay Area	Rebekah Israel Cross, PhD
10	Gender and Electoral Incentives: Evidence from Crisis Response (rev)	Juan Pablo Chauvin and Clemence Tricaud
9	Large Tech Office Openings and the Onset of Gentrification	Benjamin Freyd
8	The Impact of Crisis-Period Interest Rate Declines on Distressed Borrowers (rev)	Stuart Gabriel and Chandler Lutz
7	Are Residential Energy Efficiency Upgrades Effective? An Empirical Analysis in Southern California (rev)	Yating Chuang, Magali A. Delmas, and Stephanie Pincetl
6	The Effect of Housing on Portfolio Choice: House Price Risk and Liquidity Constraint	Seungyub Han
5	Highly Disaggregated Land Unavailability	Chandler Lutz and Ben Sand
4	Do Police Make Too Many Arrests? The Effect of Enforcement Pullbacks on Crime	Sungwoo Cho, Felipe Goncalves, and Emily Weisburst
3	Sent Away: The Long-Term Effects of Slum Clearance on Children and Families	Fernanda Rojas-Ampuero and Felipe Carrera
2	Restrictive Land Use Regulations and Economic Performance	Taner Osman
1	More Than Shelter: The Effect of Rental Eviction Moratoria on Household Well-Being (rev) AEA Papers and Proceedings 2022, 112: 1–6	Xudong An, Stuart A. Gabriel, and Nitzan Tzur-Ilan

2021

WP #	Title	Author(s)
15	Urban Exceptionalism: Is the Social-Spatial Structure of Cities a Mark of Distinction or Commonality?	Andre Comandon and Paavo Monkkonen
14	Housing the Homeless: The Effect of Homeless Housing Programs on Future Homelessness and Socioeconomic Outcomes	Elior Cohen
13	Gender, Electoral Incentives, and Crisis Response: Evidence from Brazilian Mayors	Juan Pablo Chauvin and Clemence Tricaud
12	The Impact of Crisis-Period Interest Rate Declines on Distressed Borrowers	Chandler Lutz and Stuart Gabriel
11	Estimating Parents' Valuation on Elite School in China	Fangzhu Zhou
10	A Quarter Century of Mortgage Risk	Morris A. Davis, William D. Larson, Stephen D. Oliner, and Benjamin R. Smith
9	Political Belief and Response to COVID-19 Health Risk (rev)	Danny Ben-Shahar, Stuart A. Gabriel, and Roni Golan
8	The COVID-19 Pandemic Housing Crisis: Identifying Owner-Vulnerable Neighborhoods in California	Paul M. Ong and Chhandara Pech
7	Booms and Busts in Housing Market and Health Outcomes for Older Americans	Dahai Yue and Ninez A Ponce
6	The (Online) Politics of Housing in the United States: Decoding Debates on ‘Housing Twitter’	Andre Comandon and Kenton Card
5	More Than Shelter: The Effects of Rental Eviction Moratoria on Household Well-Being	Xudong An, Stuart A. Gabriel, and Nitzan Tzur-Ilan
4	Saving Black Homeownership: Just and Fair Pandemic Relief and Recovery	Paul M. Ong, Chhandara Pech, Tracey Beltrán, and Lori R. Gay
3	Default Option Exercise over the Financial Crisis and Beyond (revised)	Xudong An, Yongheng Deng, and Stuart A. Gabriel
2	A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession (revised)	Stuart A. Gabriel, Matteo Iacoviello, and Chandler Lutz
1	In Search of Affordable Sustainability	Emma M. French, Jason Karpman, Eric Dasmalchi, and Sam Lau

2020

WP #	Title	Author(s)
14	Cities, Productivity, and Trade	Alvaro Garcia-Marin, Andrei Potlogea, Nico Voigtländer, and Yang Yang
13	California Neighborhoods and COVID-19 Vulnerabilities	Paul M. Ong, Chhandara Pech, and Megan Potter
12	Transforming Homeowners into Landlords: A Survey of Homeowners with Accessory Dwelling Units in Los Angeles	Rebecca E. Crane
11	Los Angeles Neighborhoods and COVID-19 Medical Vulnerability Indicators: A Local Data Model for Equity in Public Health Decision-Making	Paul M. Ong, Chhandara Pech, Nataly Rios Gutierrez, and Vickie M. Mays
10	COVID-19 and Renter Distress: Evidence from Los Angeles	Michael Manville, Paavo Monkkonen, Michael C. Lens, and Richard K. Green
9	Are Residential Energy Efficiency Programs Effective? An Empirical Analysis in Southern California	Yating Chuang and Magali Delmas
8	Systemic Racial Inequality and the COVID-19 Homeowner Crisis	Karna Wong, Paul M. Ong, and Silvia R. González
7	Book-to-Market, Mispricing, and the Cross-Section of Corporate Bond Returns	Söhnke M. Bartram, Mark Grinblatt, and Yoshio Nozawa
6	Political Threat and Propaganda: Evidence from the U.S. South	Sebastian Ottinger and Max Winkler
5	Betting on the House: Subjective Expectations and Market Choices	Ricardo Perez-Truglia and Nicolas Bottan
4	Cash to Spend: IPO Wealth and House Prices (revised)	Barney Hartman-Glaser, Mark Thibodeau, and Jiro Yoshida
3	Economic Impacts of the COVID-19 Crisis in Los Angeles: Identifying Renter-Vulnerable Neighborhoods	Paul Ong, Chhandara Pech, Elena Ong, Silvia R. González, and Jonathan Ong
2	A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession (revised)	Stuart A. Gabriel, Matteo Iacoviello, and Chandler Lutz
1	The Valuation of Local Government Spending: Gravity Approach and Aggregate Implications	Wookun Kim

2019

WP #	Title	Author(s)
9	Default Option Exercise over the Financial Crisis and Beyond (revised)	Xudong An, Yongheng Deng and Stuart A. Gabriel
8	Living in the 21st Century Schoolyard: Exploring the School-Housing Nexus in Southern California	Dana Cuff, Gus Wendel, Rayne Laborde, Katherine Taylor-Hasty and Kenny Wong
7	Cash to Spend: IPO Wealth and House Prices	Barney Hartman-Glaser, Mark Thibodeau and Jiro Yoshida
6	Returns to Owner-Occupied Housing and Wealth Inequality	Paula Beltran, David Lindsay and Diego Zuniga
5	A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession (revised)	Stuart A. Gabriel, Matteo Iacoviello and Chandler Lutz
4	Liquidity Provision, Credit Risk and the Bond Spread: New Evidence from the Mortgage Market	Xudong An and Timothy J. Riddiough
3	Neighborhood Foreclosure Concentration and the Decision to Default	Xudong An, Yongheng Deng, Stuart A. Gabriel and Chenxi Luo
2	Wall Street Single-Family Homes in Los Angeles County: An Analysis of Invitation Homes	Deirdre Pfeiffer, Silvia R. González, Paul M. Ong, and Chhandara Pech
1	Religion, Ideology, and Housing Affordability: Israeli Settlement of the West Bank	Danny Ben-Shahar, Stuart A. Gabriel, and Roni Golan

2018

WP #	Title	Author(s)
11	Developers' Market Power: How do Developers Price New Housing in a Highly Oligopolistic City?	Siu Kei Won, Ling Li and Paavo Monkkonen
10	Housing Cost, Location Choice, and Settlement Intention Among Migrants in China	Wanyang Hu
9	Economic Consequences of the U.S. Convict Labor System	Michael Poyker
8	Nowhere to Run, Nowhere to Hide: Asset Diversification in a Flat World (revised)	John Cotter, Stuart A. Gabriel and Richard Roll
7	Expectations with Endogenous Information Acquisition: An Experimental Investigation	Andreas Fuster, Ricardo Perez-Truglia and Basit Zafar
6	Housing Affordability and Inequality: a Consumption-Adjusted Approach (revised)	Danny Ben-Shahar, Stuart Gabriel, and Roni Golan
5	Can't Get There from Here: Affordability Distance to a Superstar City	Danny Ben-Shahar, Stuart Gabriel, and Roni Golan
4	Opposition to Development or Opposition to Developers? Survey Evidence from Los Angeles County on Attitudes towards New Housing	Paavo Monkkonen and Michael Manville
3	Financially Constrained Servicers and Aggressive Foreclosures	Darren Aiello
2	Property Tax Shocks and Macroeconomics	François Geerolf and Thomas Grjebine
1	The Impact of Federal Housing Policy on Housing Demand and Homeownership: Evidence from a Quasi-Experiment	Morris A. Davis, Stephen D. Oliner, Tobias J. Peter and Edward J. Pinto

2017

WP #	Title	Author(s)
10	The Wealth Building Home Loan	Stephen D. Oliner, Tobias Peter and Edward J. Pinto
9	The Impact of Unconventional Monetary Policy on Real Estate Markets (revised)	Stuart A. Gabriel and Chandler Lutz
8	Too Big to Disclose: Firm Size and Materiality Blindspots in Securities Regulation	George S. Georgiev
7	Competing for Deal Flow in Mortgage Markets	Darren J. Aiello, Mark J. Garmaise and Gabriel Natividad
6	Housing Affordability and Inequality: A Consumption-Adjusted Approach	Danny Ben-Shahar, Stuart A. Gabriel, and Roni Golan
5	Are Lemons Sold First? Dynamic Signaling in the Mortgage Market	Manuel Adelino, Kristopher Gerardi and Barney Hartman-Glaser
4	Collateral Constraints, Wealth Effects, and Volatility: Evidence from Real Estate Markets (revised)	Barney Hartman-Glaser and William Mann
3	Peak Load Energy Management by Direct Load Control Contracts	Ali Fattahi, Sriram Dasu, Reza Ahmadi
2	The Effectiveness of U.S. Energy Efficiency Building Labels	Omar Isaac Asensio and Magali A. Delmas
1	A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession (revised)	Stuart A. Gabriel, Matteo Iacoviello and Chandler Lutz

2016

WP #	Title	Author(s)
19	On the Interest Rate Sensitivity of REITs: Evidence from Twenty Years of Daily Data	David Shulman
18	Nowhere to Run, Nowhere to Hide: Asset Diversification in a Flat World	John Cotter, Stuart A. Gabriel and Richard Roll
17	Public School Quality Valuation Over the Business Cycle	Stuart Gabriel, Owen Hearey, Matthew E. Kahn and Ryan K. Vaughn
16	Collateral Constraints, Wealth Effects, and Volatility: Evidence from Real Estate Markets	Barney Hartman-Glaser and William Mann
15	The Effect of Rising Income Inequality Across Neighborhoods on Local School Funding and Enrollment	Owen Hearey
14	A Crisis of Missed Opportunities? Foreclosure Costs and Mortgage Modification During the Great Recession	Stuart A. Gabriel, Matteo Iacoviello and Chandler Lutz
13	Coal Smoke and the Costs of the Industrial Revolution	W. Walker Hanlon
12	Was Entry into the WTO Worth It: Environmental Consequences of Trade Liberalization	Yuan Tian
11	Green Building Labels Spur Major CO2 Reductions, But Leave Small Business Behind	Omar Isaac Asensio and Magali A. Delmas
10	Mortgage Default Risk: New Evidence From Internet Search Queries (revised)	Marcelle Chauvet, Stuart A. Gabriel and Chandler Lutz
9	Globalization and Its (Dis-)Content: Trade Shocks and Voting Behavior	Christian Dippel, Robert Gold, Stephan Heblich
8	Race, Ethnicity, and Income Segregation in Los Angeles	Paul Ong, Chhandara Pech, Jenny Chhea, C. Aujean Lee
7	Exporting and Plant-Level Efﬁciency Gains: It's in the Measure	Alvaro Garcia-Marin and Nico Voigtländer
6	Residual Value Capture in Subsidized Housing	Brandon M. Weiss
5	Information Exploitation? A Pre-Crisis RMBS Issuer's Private Information	Darren Aiello
4	Slippery Slope or Wake-up Call? Negative Credit: Rating Shocks for Consumers?	Mark J. Garmaise and Gabriel Natividad
3	Macroeconomic-driven Prepayment Risk and the Valuation of Mortgage-Backed Securities	Mikhail Chernov, Brett R. Dunn, Francis A. Longstaff
2	Default Option Exercise over the Financial Crisis and Beyond (revised)	Xudong An, Yongheng Deng and Stuart A. Gabriel
1	Residential Land Values in the Washington, DC Metro Area: New Insights from Big Data	Morris A. Davis, Stephen D. Oliner, Edward J. Pinto and Sankar Bokka

2015

WP #	Title	Author(s)
20	Rental Yields and HPA: The Returns to Single Family Rentals	Andrew Demers and Andrea Eisfeldt
19	State Taxes and Spatial Misallocation	Pablo D. Fajgelbaum, Eduardo Morales and Juan Carlos Suarez Serrato
18	Pollution and Mortality in the 19th Century	W. Walker Hanlon
17	Bundled Parking and Residential Rents in the Metropolitan United States	C.J. Gabbe, Gregory Pierce and Randall Crane
16	Voting With Your Senses? The Impact of Local Environmental Conditions on Preferences for Environmental Regulation	Magali A. Delmas and Stephen L. Locke
15	Assessing House Price Effects on Unemployment Dynamics	Francois Geerolf and Thomas Grjebine
14	Do Housing Choice Voucher Recipients Import Crime?	Steven Raphael and Michael A. Stoll
13	Impacts of the Widening Divide - Why is LA's Homeownership Rate So Low?	Paul M. Ong, Rosalie Ray and Silvia Jimenez
12	Self-Protection Investment Exacerbates Air Pollution Exposure Inequality in Urban China	Siqi Zheng, Cong Sun and Matthew E. Kahn
11	The Birth of Edge Cities in China: Measuring the Spillover Effects of Industrial Parks	Siqi Zheng, Weizeng Sun, Jianfeng Wu and Matthew E. Kahn
10	State Owned Enterprises in China's Housing Boom: A Case Study of Chengdu, Sichuan	Paavo Monkkonen, Guoying Deng and Wanyang Hu
9	Econometric Analysis of Spatial General Equilibrium	Michael Beenstock, Daniel Felsenstein and Dai Xieer
8	Endogenous City Disamenities: Lessons from Industrial Pollution in 19th Century Britain	W. Walker Hanlon
7	How Economic Development Shapes Household Structure and the Age of Leaving Home and Household Formation: Evidence from 67 countries’ ‘Big Microdata’	Paavo Monkkonen
6	Urban Spatial Structure and Motorization in China	Bindong Sun, Tinglin Zhang, Zhou He and Rui Wang
5	The Political Economy of State and Local Investment in Pre-K Programs	Matthew E. Kahn and Kyle Barron
4	Do Strict Land Use Regulations Make Metropolitan Areas more Segregated by Income?	Michael C. Lens and Paavo Monkkonen
3	Death and the Media: Asymmetries in Infectious Disease Reporting During the Health Transition	Dora L. Costa and Matthew E. Kahn
2	How Fast are Semiconductor Prices Falling?	David M. Byrne, Stephen D. Oliner and Daniel E. Sichel
1	Title Congressional Influence As a Determinant of Subprime Lending (revised)	Stuart A. Gabriel, Matthew E. Kahn and Ryan K. Vaughn

2014

WP #	Title	Author(s)
23	Climate Change Adaptation: Lessons from Urban Economics	Matthew E. Kahn
22	The Role of Housing Finance in Mexico's Vacancy Crisis	Paavo Monkkonen
21	Can Housing Risk Be Diversified? A Cautionary Tale from the Recent Boom and Bust (revised)	John Cotter, Stuart A. Gabriel and Richard Roll
20	The Impact of Unconventional Monetary Policy on Real Estate Markets	Stuart A. Gabriel and Chandler Lutz
19	Default Option Exercise over the Financial Crisis and Beyond	Xudong An, Yongheng Deng and Stuart A. Gabriel
18	Housing Disparities in Southern California	Jason Harley
17	Between Resistance and Embrace: American Realtors, the Justice Department, and the Uncertain Triumph of the Fair Housing Act, 1968-1978	Jonathan Zasloff
16	The Misunderstood Consequences of Shelley v. Kraemer	Yana Kucheva and Richard Sander
15	The Cost of Convenience: Estimating the Impact of Communication Antennas on Residential Property Values	Stephen L. Locke and Glenn C. Blomquist
14	The Great Recession and Residential Mobility: A Shift to Local Moves	Michael A. Stoll
13	Are Compact Cities Greener? Evidence from China, 2000-2010	Rui Wang and Quan Yuan
12	A Silver Lining to White Flight? White Suburbanization and African-American Homeownership, 1940-1980	Leah P. Boustan and Robert A. Margo
11	Economic Integration and Structural Change	Jean Imbs, Claudio Montenegro and Romain Wacziarg
10	Agglomeration: A Dynamic Approach	W. Walker Hanlon and Antonio Miscio
9	Anchoring and Housing Choice: Results of a Natural Policy Experiment	Yuval Arbel, Danny Ben-Shahar, and Stuart Gabriel
8	Impacts of the Widening Divide: Los Angeles at the Forefront of the Rent Burden Crisis	Rosalie Ray, Paul Ong, Silvia Jimenez
7	External Integration, Structural Transformation and Economic Development: Evidence from Argentina 1870-1914	Pablo Fajgelbaum and Stephen J. Redding
6	Government Fragmentation and Metropolitan Economic Performance: Evidence from China	Bindong Sun, Tinglin Zhang, Yinyin Cai and Rui Wang
5	The Impact of Consumer Credit Access on Unemployment	Kyle F. Herkenhoff
4	Public Transit Bus Procurement: The Role of Energy Prices, Regulation and Federal Subsidies	Shanjun Li, Matthew E. Kahn and Jerry Nickelsburg
3	The Impact of Emerging Climate Risks on Urban Real Estate Price Dynamics	Devin Bunten and Matthew E. Kahn
2	Big-Box Retailers and Urban Carbon Emissions: The Case of Wal-Mart	Matthew E. Kahn and Nils Kok
1	Household Demand for Low Carbon Public Policies: Evidence from California	Matthew J. Holian and Matthew E. Kahn

2013

WP #	Title	Author(s)
17	The Housing Market Effects of Local Home Purchase Restrictions: Evidence from Beijing	Weizeng Sun, Siqi Zheng, David M. Geltner and Rui Wang
16	Is Crime Bad for Business? Crime and Commercial Property Values in New York City (revised)	Michael C. Lens and Rachel Meltzer
15	Immigration, Segregation and Poverty in the U.S.	Michael A. Stoll
14	Does More Information Lead to More Financing? Local Information Shocks and Bank Credit	Mark J. Garmaise and Gabriel Natividad
13	The Boom, the Bust, and the Future of Homeownership (revised)	Stuart A. Gabriel and Stuart S. Rosenthal
12	Unemployment, Negative Equity, and Strategic Default	Kristopher Gerard, Kyle F. Herkenhoff, Lee E. Ohanian and Paul S. Willen
11	Industry Connections and the Geographic Location of Economic Activity	W. Walker Hanlon
10	Moral Hazard and the Structure of Debt Contracts: the Efficiency of Non-Recourse Lending (revised)	Robert R. Bliss and Stephen D. Cauley
9	Estimates of the Size and Source of Price Declines Due to Nearby Foreclosures	Elliot Anenberg and Edward Kung
8	The Market for OTC Derivatives	Andrew G. Atkeson, Andrea L. Eisfeldt and Pierre-Olivier Weill
7	Are the Disabled Less Loss Averse? New Evidence from the Housing Market	Yuval Arbel, Danny Ben-Shahar, and Stuart Gabriel
6	Congressional Influence As a Determinant of Subprime Lending	Stuart A. Gabriel, Matthew E. Kahn, and Ryan K. Vaughn
5	Is the Information Technology Revolution Over?	David M. Byrne, Stephen D. Oliner and Daniel E. Sichel
4	Incentivizing China's Urban Mayors to Mitigate Pollution Externalities: The Role of the Central Government and Public Environmentalism	Siqi Zheng, Matthew E. Kahn, Weizeng Sun and Danglun Luo
3	Commercial Building Electricity Consumption Dynamics: The Role of Structure Quality, Human Capital, and Contract Incentives	Matthew E. Kahn, Nils Kok and John M. Quigley
2	Does Public Transit Use Enhance the Economic Efficiency of Urban Areas? (revised)	Matthew P. Drennan and Charles M. Brecher
1	The Rise of the Low Carbon Consumer City	Matthew J. Holian and Matthew E. Kahn

2012

WP #	Title	Author(s)
18	Do Liberal Home Owners Consume Less Electricity? A Test of the Voluntary Restraint Hypothesis	Dora L. Costa and Matthew E. Kahn
17	Time-to-Plan Lags for Commercial Construction Projects	Jonathan N. Millar, Stephen D. Oliner and Daniel E. Sichel
16	Urbanization, Agglomeration Economies, and Access to Mortgage Credit	Stuart A. Gabriel and Stuart S. Rosenthal
15	How Land Use Changes Contribute to Economic Growth in Urban China? A Structural Equation Analysis	He Canfei and Huang Zhiji
14	Explaining Racial/Ethnic Gaps in Spatial Mismatch: The Primacy of Racial Segregation	Michael A. Stoll and Kenya Covington
13	The Suburbanization of Housing Choice Voucher Recipients	Kenya Covington, Lance Freeman and Michael A. Stoll
12	Internationally Correlated Jumps	Kuntara Pukthuanthong and Richard Roll
11	Interest Rates and Real Estate Values: The Diverging Effects of Real Rates and Expected Inflation	Kuntara Pukthuanthong and Richard Roll
10	Fear and Loathing in the Housing Market: Evidence from Search Query Data	Marcelle Chauvet, Stuart A. Gabriel and Chandler Lutz
9	Financial Flexibility for Households	Mark J. Garmaise
8	Can Metropolitan Housing Risk Be Diversified? A Cautionary Tale from the Recent Boom and Bust	John Cotter, Stuart A. Gabriel and Richard Roll
7	Swings in Commercial and Residential Land Prices in the United States	Joseph B. Nichols, Stephen D. Oliner and Michael R. Mulhal
6	The Bright Side of Corporate Diversification: Evidence from Internal Labor Markets	Geoffrey Tate and Liu Yang
5	Female Leadership and Gender Equity: Evidence from Plant Closure	Geoffrey Tate and Liu Yang
4	Optimal Pricing Strategy in the Case of Price Dispersion: New Evidence from the Tokyo Housing Market	Yongheng Deng, Stuart A. Gabriel, Kiyohiko G. Nishimura and Diehang (Della) Zheng
3	Forecasting Real Estate Prices	Eric Ghysels, Alberto Plazzi, Walter Torous and Rossen Valkanov
2	What Actually Causes Mortgage Defaults, Redefaults, and Modifications	Kyle Herkenhoff
1	Decentralization and Urban Environment: A Case of Industrial Air Pollution in Chinese Cities	He Canfei

2011

WP #	Title	Author(s)
16	India's Land Title Crisis: The Unanswered Questions	Jonathan Zasloff
15	School Desegregation and Urban Change: Evidence from City Boundaries	Leah Platt Boustan
14	Population Trends as a Counterweight to Central City Decline, 1950-2000	Leah Platt Boustan and Allison Shertzer
13	Anchoring and Housing Choice: Results of a Natural Policy Experiment	Yuval Arbel, Danny Ben-Shahar and Stuart A. Gabriel
12	Integration and Contagion in Housing Markets	John Cotter, Stuart A. Gabriel and Richard Roll
11	Does Public Transit Use Enhance the Economic Efficiency of Urban Areas?	Matthew P. Drennan and Charles Brecher
10	Labor Migration, Human Capital Agglomeration and Regional Development in China (revised)	Yuming Fu and Stuart A. Gabriel
9	Homeownership Boom and Bust 2000 to 2009: Where Will the Homeownership Rate Go From Here?	Stuart A. Gabriel and Stuart S. Rosenthal
8	Understanding the Solar Home Price Premium: Electricity Generation and "Green" Social Status	Samuel Dastrup, Joshua Graff Zivin, Dora L. Costa and Matthew E. Kahn
7	Mitigating Undiscovered Risks	Mark J. Garmaise
6	Does Government Investment in Local Public Goods Spur Gentrification? Evidence from Beijing	Siqi Zheng and Matthew E. Kahn
5	The Effect of Homeownership on Geographic Mobility and Labor Market Outcomes	Hernan Winkler
4	Does Public Transit Use Enhance the Economic Efficiency of Urban Areas?	Matthew P. Drennan and Charles M. Brecher
3	Understanding the Solar Home Price Premium: Electricity Generation and "Green" Social Status	Samuel Dastrup, Joshua Graff Zivin, Dora L. Costa and Matthew E. Kahn
2	China's Rising Demand for "Green Cities": Evidence from Cross-City Real Estate Price Hedonics	Siqi Zheng, Jing Cao and Matthew E. Kahn
1	Household Location and Race: A Twenty-Year Retrospective	Stuart A. Gabriel and Gary D. Painter

2010

WP #	Title	Author(s)
19	The Misunderstood Consequences of Shelley v. Kraemer	Yana Kucheva and Richard Sander
18	Moral Hazards: Special Purpose Vehicles, Bankruptcy Remoteness and Non-recourse Lending	Robert R. Bliss and Stephen D. Cauley
17	Adopting Local Climate Policies: What Have California Cities Done and Why?	Rui Wang
16	Does Public Transit Use Enhance the Economic Efficiency of Urban Areas?	Matthew P. Drennan and Charles M. Brecher
15	The Secret History of the Fair Housing Act	Jonathan Zasloff
14	Racial Segregation and Poverty	Michael A. Stoll
13	Income Inequality and Local Government in the United States, 1970-2000	Leah Boustan, Fernando Ferreira, Hernan Winkler, and Eric M. Zolt
12	Electric Usage Information and Public and Private Incentives: A Pilot Project	Victor Chen, Magali Delmas, Robert Gilbert, Bill Kaiser, Neil Lessem
11	Do the GSEs Expand the Supply of Mortgage Credit? New Evidence of Crowd Out in the Secondary Mortgage Market	Stuart A. Gabriel and Stuart S. Rosenthal
10	Local Scale Economies in Loan Sales and Access to Mortgage Credit: 1994-2008	Stuart A. Gabriel and Stuart S. Rosenthal
9	Urban Adaptation to Low Probability Shocks: Contrasting Terrorism and Natural Disaster Risk	Matthew E. Kahn
8	The Housing Market Effects of Discrete Land Use Regulations: Evidence from the California Coastal Boundary Zone	Matthew E. Kahn, Ryan Vaughn and Jonathan Zasloff
7	Energy Conservation "Nudges" and Environmentalist Ideology: Evidence from a Randomized Residential Electricity Field Experiment	Dora L. Costa and Matthew E. Kahn
6	Asymmetric Information, Adverse Selection, and the Pricing of CMBS	Xudong An, Yongheng Deng and Stuart A. Gabriel
5	Why Has California's Residential Electricity Consumption Been so Flat Since the 1980s? A Microeconometric Approach	Dora L. Costa
4	Urban Policy Effects on Carbon Mitigation	Matthew E. Kahn
3	Migration and Economic Growth in China: The Role of Knowledge and Human Capital Spillovers	Yuming Fu and Stuart A. Gabriel
2	Leaders, Followers and Laggards: Committing to Local Climate Actions in California	Rui Wang
1	Evaluating Housing Supply Elasticity in Inter-city Spatial Equilibrium: Evidence from Chinese Urban Growth	Yuming Fu, Siqi Zheng and Hongyu Liu

2009

WP #	Title	Author(s)
17	Population Growth across Chinese Cities: Urban Land Expansion versus Housing Density Response to Demand Shocks	Yuming Fu, Siqi Zheng and Hongyu Liu
16	Housing Risk and Return: Evidence from a Housing Asset-Pricing Model	Karl Case, John Cotter and Stuart Gabriel
15	Demand Shocks, Strategic Defaults and the Dynamics of Commercial Real Estate Markets	Stephen Day Cauley and Andrey D. Pavlov
14	A Comparative Anatomy of REITs and Residential Real Estate Indexes: Returns, Risks and Distributional Characteristics	John Cotter and Richard Roll
13	The Greenness of Cities: Carbon Dioxide Emissions and Urban Development	Edward L. Glaeser and Matthew E. Kahn
12	Cities, Economic Development and the Role of Place Based Policies: Lessons for Appalachia	Matthew E. Kahn
11	The Cost of Terror: Effects of the Second Palestinian Intifada on Jerusalem House Prices	Yuval Arbel, Danny Ben-Shahar, Stuart Gabriel and Yossef Tobol
10	Is Conduit Lending to Blame? Asymmetric Information, Adverse Selection, and the Pricing of CMBS	Xudong An, Yongheng Deng and Stuart A. Gabriel
9	After the Honeymoon: Relationship Dynamics Between Mortgage Brokers and Banks	Mark J. Garmaise
8	Choose the Best Answer: Organizing Climate Change Negotiation in the Obama Administration	Jonathan Zasloff
7	Valuing Toxic Assets: An Analysis of CDO Equity	Francis A. Longstaff and Brett Myers
6	Rx for the R1: Sustaining the Neighborhood	Dana Cuff and Per-Johan Dahl
5	Measuring Urban Agglomeration Economies over Time with Office Rents	Matthew P. Drennan and Hugh F. Kelly
4	Towards a System of Open Cities in China: Home Prices, FDI Flows and Air Quality in 35 Major Cities	Siqi Zheng, Matthew E. Kahn and Hongyu Liu
3	Racial/Ethnic Variation in Homeowners' Financial Burdens, 2000-2007	Theresa Firestine and Paul Ong
2	CDO Market Implosion and the Pricing of Subprime Mortgage-Backed Securities	Yongheng Deng, Stuart A. Gabriel and Anthony B. Sanders
1	Can Inclusionary Zoning be an Effective and Efficient Housing Policy? A Review of the Literature and Evidence from Los Angeles and Orange Counties	Vinit Mukhija

2008

WP #	Title	Author(s)
21	Spatial Variation In Foreclosures In Los Angeles	Paul Ong and Deirdre Pfeiffer
20	Human Capital Accrual, Skill Complementarity, and Urban Migration: New Evidence from China	Yuming Fu and Stuart A. Gabriel
19	Environmentalism as a Determinant of Housing Supply Regulation	Matthew E. Kahn
18	Green Market Geography: The Spatial Clustering of Hybrid Vehicle and LEED Registered Buildings	Matthew E. Kahn and Ryan K. Vaughn
17	The Wealth-Consumption Ratio	Hanno Lustig, Stijn Van Nieuwerburgh and Adrien Verdelhan
16	Escape From the City? The Role of Race, Income, and Local Public Goods in Post-War Suburbanization	Leah Platt Boustan
15	Cities, Land Use, and the Global Commons: Genesis and the Urban Poliitics of Climate Change	Katherine Trisolini and Jonathan Zasloff
14	Falling Behind: California's Interior Metropolitan Areas	Michael Manville and Matthew P. Drennan
13	The Inclusionary Housing Experience in Southern California: An Evaluation of the Programs in Los Angeles and Orange Counties	Vinit Mukhija, Lara Regus, Sara Slovin and Ashok Das
12	The Judicial Carbon Tax: Reconstructing Public Nuisance and Climate Change	Jonathan Zasloff
11	Moral Hazard and the Structure of Debt Contracts: the Efficiency of Non-Recourse Lending	Robert R. Bliss and Stephen D. Cauley
10	Graduated Density Zoning	Donald Shoup
9	The GSEs, CRA, and Homeownership in Targeted Underserved Neighborhoods	Stuart A. Gabriel and Stuart S. Rosenthal
8	Value Creation through Securitization: Evidence from the CMBS Market	Xudong An, Yongheng Deng, and Stuart A. Gabriel
7	TODs for Southern California: Challenges and Prospects	Anastasia Loukaitou-Sideris
6	Production and Work In The American Metropolis: A Macroscopic Approach	Allen J. Scott
5	Why Has House Price Dispersion Gone Up?	Stijn Van Nieuwerburgh and Pierre-Olivier Weill
4	Adoption of Voluntary Environmental Standards: The Role of Signaling and Intrinsic Benefits in the Diffusion of the LEED Green Building Standards	Charles J. Corbett and Suresh Muthulingam
3	The Land Assembly Problem Revisited	Rohan Pitchford
2	Real Interest Rates, Expected Inflation, and Real Estate Returns: A Comparison of the U.S. and Canada	Kuntara Pukthuanthong-Le and Richard W. Roll
1	Walking the Walk: Do Green Beliefs Translate Into Green Travel Behavior?	Matthew E. Kahn and Eric Morris

2007

WP #	Title	Author(s)
17	Modeling Long Memory in REITs	John Cotter and Simon Stevenson
16	New Evidence on Trends in the Cost of Urban Agglomeration	Matthew E. Kahn
15	HUD Purchase Goals and Crowd Out: Do the GSEs Expand the Supply of Mortgage Credit?	Stuart A. Gabriel and Stuart S. Rosenthal
14	Optimal Pricing Strategy with Price Dispersion: New Evidence from the Tokyo Housing Market	Diehand (Della) Zheng, Yongheng Deng, Stuart A. Gabriel and Kiyohiko G. Nishimura
13	Non-Central City Support for, and Resistance to, Affordable Housing: Evidence from Southern California	Kim Haselhoff and Paul Ong
12	Why Do The Poor Live in Cities? The Role of Public Transportation	Edward L. Glaeser, Mathew E. Kahn and Jordan Rappaport
11	Gentrification Trends in New Transit Oriented Communities: Evidence from Fourteen Cities that Expanded and Built Rail Transit Systems	Matthew E. Kahn
10	Land and Residential Property Markets in a Booming Economy: New Evidence from Beijing	Siqi Zheng and Matthew E. Kahn
9	Alternative Variance Estimators for Pricing Options	Robert Geske, Richard Roll and Yuzhao Zhang
8	The Cross-Sectional Dispersion of Commercial Real Estate Returns and Rent Growth: Time Variation and Economic Fluctuations	Alberto Plazzi, Walter Torous and Rossen Valkanov
7	Catastrophic Risk and Credit Markets	Mark J. Garmaise and Tobias J. Moskowitz
6	NIMBY Opposition to Housing Development in Southern California	Kim Haselhoff & Paul Ong
5	Liquidity, Return, and Order Flow Linkages Between REITs and the Stock Market	Avanidhar Subrahmanyam
4	Mobility, Residential Location, and The American Dream: The Intra-Metropolitan Geography of Minorty Home Ownership	Stuart A. Gabriel and Gary Painter
3	Why Real Estate Prices Don't Decline Following Demand Shocks	Stephen Day Cauley and Andrey D. Pavlov
2	Secondary Markets, Risk, and Access to Credit Evidence From the Mortgage Market	Stuart A. Gabriel and Stuart S. Rosenthal
1	Housing Wealth, Financial Wealth, and Consumption: New Evidence from Micro Data	Raphael Bostic, Stuart Gabriel and Gary Painter

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