Big Ideas,
Real Impact.
Housing
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“Bringing the Housing Shortage Into Sharper Focus”
With Christian deRitis, Maggie McCullough, Jim Parrott and Mark Zandi, 2025.
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“Why Many Philadelphians Cannot Afford Affordable Housing: Estimating an Alternative Area Median Income for the City/County of Philadelphia”
with Herbert Wetzel, 2024.
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“Understanding Black Population Loss in Philadelphia; What drove the decline of more than 30,000 between 2010 and 2020?”
2023
Available upon request
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“Investor Home Purchases and the Rising Threat To Owners and Renters: Tales From Three Cities”
with Emily Dowdall, Bruce Katz and Benjamin Preis, 2022.
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“Developing and Implementing Property Remediation Strategies in Urban and Rural Communities in the Lehigh Valley: A Case Study of Bethlehem and Northampton County, Pennsylvania.” In Tackling Vacancy and Abandonment; Strategies and Impacts after the Great Recession. Center for Community Progress.
with Emily Dowdall. Federal Reserve Bank of Atlanta and Federal Reserve Bank of Cleveland, 2021, pp. 99-117.
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“Maybe it Really Does Take a Village: Supporting the Creation of High-Quality Unsubsidized Affordable Rental Housing in Legacy Cities”
with Emily Dowdall, Jacob Rosch and Kevin Reeves. Federal Reserve System Community Development Conference Renewing the Promise of the Middle Class, 2019.
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“Understanding Neighborhood Change: An approach to assessing displacement risk among NYC residents”
with Emily Dowdall and Colin Weidig. A working paper in the Culture and Social Wellbeing in New York City – 2014-2017, Social Impact of the Arts Project, University of Pennsylvania, 2017.
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“Demographics and Characteristics of Middle Neighborhoods in Select Legacy Cities”
with William Schrecker and Jacob Rosch,. Federal Reserve Bank of San Francisco Community Development Investment Review, 2016, Vol 11, 1, pp. 28-52.
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“Making Sense of Markets: Using data to guide reinvestment strategies”
In What Counts: Harnessing data for America’s communities. Federal Reserve Bank of San Francisco and The Urban Institute, 2014.
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“Market Value Analysis: A data-based approach to understanding urban housing markets.”
In Putting Data to Work: Data-driven approaches to strengthening neighborhoods. Board of Governors of the Federal Reserve System, 2011
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Restructuring the Philadelphia Region; Metropolitan divisions and inequality
with Carolyn Adams, David Bartelt, and David Elesh. Temple University Press, 2008
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Philadelphia: Neighborhoods, Division and Conflict in a Post-Industrial City
with Carolyn Adams, David Bartelt, David Elesh, Nancy Kleniewski, and William Yancey. Temple University Press 1991.
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“Homelessness in Philadelphia: Roots, realities and resolutions”
with David Bartelt and Phyllis Ryan. A report prepared under a grant from the Thomas Skelton Foundation, October, 1989.
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"Islands in the Stream: Neighborhoods in the Political Economy of Urban Areas"
with David Bartelt, David Elesh, George Leon, and William Yancey. In Human Behavior and the Environment, Plenum Publishers, Altman and Wandersman, 1987.
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The Wrong Side of the Tracts: A study of residential segregation in Philadelphia, 1930-1980
doctoral dissertation, 1986.
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"Residential Segregation and Color Stratification Among Hispanics in Philadelphia: A Comment on Massey and Mullan"
with Clark White. American Journal of Sociology, 1985, Vol. 91, 2.
Mortgage Lending
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“Lending Practices of City Depositories In Philadelphia: A Fair Lending and Community Reinvestment Analysis”
with Alana Kim and Marci Bell), 2026
link forthcoming
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“Mortgage Lending In the Philadelphia Metro Area; Key take-aways from the 2023 Home Mortgage Disclosure Act data release”
with Alana Kim, 2025.
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“Mortgage Lending in Philadelphia: Key Take-Aways from the 2022 Home Mortgage Disclosure Act Data Release”
with Michael Norton, Emily Dowdall and Alana Kim), 2023.
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“Mortgage Lending in Philadelphia: Key Take-Aways from the 2020 Home Mortgage Disclosure Act Data Release”
with Michael Norton, Colin Weidig and Alana Kim, 2021.
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“Overview of Home Equity Conversion Mortgages Originated in the City of Baltimore”
with Colin Weidig and Julia Park) 2021. Report commissioned by the Abell Foundation.
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“Mortgage Lending in Philadelphia: Key take-aways from the 2018 Home Mortgage Disclosure Act data release”
with Michael Norton and Colin Weidig, 2020.
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“Reverse Mortgages in Philadelphia: Lending patterns, foreclosures & homeowner experiences.”
with Colin Weidig, Adam Steinberg, Michael Norton and Janine Simmons. Reinvestment Fund, 2018.
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“Mortgage Lending in Philadelphia — Key Take-Aways from the 2016 Home Mortgage Disclosure Act Data Release.”
with Michael Norton. Reinvestment Fund, 2018.
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Impacts of Changes in the Home Mortgage Market on Hispanic Homeowners in Pennsylvania and Delaware.
Report prepared for the Federal Home Loan Bank of Pittsburgh and the Pennsylvania Housing Finance Agency, 2009.
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“Bringing Subprime Mortgages to Market and the Effects on Lower Income Borrowers.”
The Joint Center for Housing Studies, Harvard University, Symposium on Building Assets, Building Credit. November, 2003.
Foreclosures & Evictions
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“Initial Evaluation of the City of Philadelphia’s Renters’ Access Act”
with Marci Monaco-Vavrik. 2024.
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““Eviction Diversion in Philadelphia: Evaluation of Efforts to Reduce Eviction Filings in Two Program Phases”
with Emily Dowdall, 2023
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“Evictions in Philadelphia; Race (and Place) Matters”
with Emily Dowdall, Colin Weidig and Janine Simmons, 2021
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“The Urgent Public Health Need To Extend Eviction Moratoria and Mortgage Forbearance Programs”
with Gregory D. Squires. Poverty and Race, 2020, Vol. 29, 1.
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“Resolving Landlord-Tenant Disputes: An Analysis of Judgments by Agreement in Philadelphia’s Eviction Process”
with Emily Dowdall, Colin Weidig, Janine Simmons and Elizabeth DeYoung, 2020.
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“Evictions in Philadelphia: A data and policy update”
with Emily Dowdall, Colin Weidig, Janine Simmons and Brian Carney. Reinvestment Fund, 2019.
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“HEMAP’s Enduring Impact in Pennsylvania”
with Colin Weidig and Alana Kim. Presented at the Pennsylvania Commonwealth Housing Forum – “Come Together”, 2019.
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“Evictions in Philadelphia”
with Al Parker and Rhea Acuna. Reinvestment Fund, 2017.
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“The City of Philadelphia’s Residential Mortgage Foreclosure Diversion Program; Addressing the Rising Tide of Foreclosure”
with Colin Weidig and Charles Boateng,. Housing Policy Debate, 2013, Vol 23, 1, p. 233-258.
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“What if Pennsylvania Had Not Had HEMAP?”
with Cloin Weidig. The Reinvestment Fund, 2012
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“Philadelphia Residential Mortgage Foreclosure Diversion Program: Initial report of findings”
with Weidig, Colin. The Reinvestment Fund, 2011.
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“Model Methods to Evaluate Foreclosure Diversion Programs”
with Colin Weidig. The Reinvestment Fund, 2011.
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Mortgage Foreclosure Filings in New Jersey.
Report prepared for the New Jersey Department of Community Affairs, 2008
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Mortgage Foreclosure Filings in Pennsylvania
with Maggie McCullough, Al Parker and Dan Urevick-Ackelsberg. The Reinvestment Fund, 2005. A report prepared for the Pennsylvania Department of Banking.
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A Study of Mortgage Foreclosure Activity in Monroe County
with Maggie McCullough. The Reinvestment Fund, 2004. A report prepared for the Pennsylvania Department of Banking and Pennsylvania Housing Finance Agency.
Predatory & Abusive Lending Practices
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“Lost Values: A study of predatory lending in Philadelphia”
The Reinvestment Fund, 2007.
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“The Economic Consequences of Predatory Lending: A Philadelphia case study.”
In Why the Poor Pay More: How to Stop Predatory Lending, Praeger Publishers, Squires, 2004
Fair Housing & Housing Discrimination
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“Barriers to Homeownership: Observations on the experiences of prospective first-time homebuyers in the Commonwealth of Pennsylvania”
with Colin Weidig and Marci Monaco-Vavrik, 2022.
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“An ‘All-Out’ Effort to Achieve Desegregation and Equality of Opportunity: Assessment of Fair Housing 2.0”
with Emily Dowdall, Wendell Pritchett, Erica Rodarte Costa, 2021.
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“Affirmatively Furthering Fair Housing: A critical component of the Neighborhood Stabilization Program”
with Dan Urevick-Ackelsberg, and Ken Gross. In Where Credit is Due; Bringing equality to credit and housing after the market meltdown. University Press of America, Powell and Rogers, 2013.
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“Subprime Lending, Mortgage Foreclosures and Race: How far have we come and how far have we to go?”
with Dan Urevick-Ackelsberg. In Where Credit is Due; Bringing equality to credit and housing after the market meltdown. University Press of America, Powell and Rogers, 2013.
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"Methods for Identifying Lenders for Investigation Under the Fair Housing Act"
". In Mortgage Lending, Racial Discrimination, and Federal Policy, Urban Institute Press, Goering and Wienk, 1996.
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"Obfuscating the Reality of Lending Discrimination Through Deceptively Rigorous Statistical Analysis: Comment on Leven and Sykuta"
with Gregory Squires. Urban Affairs Review, 1995, Vol. 30, 4.
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"Projects, Blacks and Public Policy; The Historical Ecology of Public Housing in Philadelphia"
with William Yancey, In Housing Desegregation, Race, and Federal Policies, University of North Carolina Press, ed. John Goering, 1986.
Property Assessment and Appraisals
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Final Report & Recommendations of the Philadelphia Home Assessment Bias Task Force
Mayoral Task Force Final Report
Task Force Co-Chair, 2026Link Forthcoming
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“Black and Latino homeowners in Philly face discrimination when appraisers assess their properties”
With Gregory D. Squires, 2025.
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“Examining Evidence of Racial Equality in Home Appraising and Valuation in the Philadelphia Metropolitan Area”
with Gregory D. Squires, Alana Kim and Zoe Millstein, 2025.
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“The Federal Government Won’t Stop Home Appraisal Bias. Local Officials Can”
with Gregory D. Squires), 2025.
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“Evidence of Racial Bias in Home Appraisals in the Baltimore Metropolitan Area
with Alana Kim, 2025.
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“Preparing for Change: How Allegheny County’s property reassessment will affect homeowners and communities”
with Colin Weidig, Karen Black [May 8 Consulting], and Arthur Lyons [Center for Economic Policy Analysis. 2024.
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“Examining the Accuracy, Uniformity & Equity of Philadelphia’s 2023 Real Estate Assessments”
with Colin Weidig, Marci Monaco-Vavrik, Community Legal Services of Philadelphia and Center for Economic Policy Analysis, 2024
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“Philadelphia Home Appraisal Bias Task Force Report and Recommendations”
(Task Force Chair), 2022
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“Disparities In Appraised Values and Contract Sales Prices In the Philadelphia Metropolitan Area”
with Gregory D. Squires, Emily Dowdall and Michael Norton, 2022.
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"Property Valuation, Appraisals, and Racial Wealth Disparities”
with Gregory D. Squires, 2021. Poverty and Race, 2020, Vol. 30, 2.
Education / Childcare / Food Access
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“The State of Supply and Demand for Childcare in Montgomery County, MD”
with Jacob Rosch, 2025
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“Lessons From Ten Years Studying Philadelphia’s Childcare Sector”
with Jacob Rosch, 2024.
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“Capitalizing Child Care: The National Landscape of Grants, Loans, and Community Development Capital in Early Childhood Education"
with Jacob Rosch, Marci Monaco-Vavrik and Kevin Reeves, 2022.
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“Estimating Changes in the Supply of and Demand for Child Care in Philadelphia Solutions”
with Jacob Rosch and Emily Dowdall, 2021
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“Getting Back to Care: Findings from a Philadelphia survey on restarting early childhood education”
with Jacob Rosch, Kevin Reeves, Alana Kim and Bevin Parker-Cerkez, 2020.
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CDFI Financing of Supermarkets in Underserved Communities–A case study
with Lance Loethen, Edward Kako, and Cathy Califano, Report prepared for the CDFI Fund, US Department of the Treasury, 2008.
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Estimating the Percentage of Students Income-Eligible for Free and Reduced Price Lunch.
The Reinvestment Fund, 2007. A report prepared for the School District of Philadelphia.
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“The Ecology of Health and Education Outcomes: An Analysis of Philadelphia Public Elementary Schools”
with William Yancey and David Webb. A report prepared for the Philadelphia School District, July, 1987.
Program Evaluation & Impact Assessment
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“Can A Neighborhood Experience Development Without Displacement: The Hazelwood Story”
with Michael Norton, 2025.
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“Residential Rental Property Owner Perspectives and Practices in Philadelphia: Evaluating challenges during the COVID-19 Pandemic”
with Vincent Reina, Sydney Goldstein, Emily Dowdall and Elizabeth DeYoung, 2020.
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“Investing in Community Change: An Evaluation of a Decade of Data-Driven Grantmaking”
with Lois Greco and Maggie Grieve, Foundation Review, 2015, Vol 7, 3, p. 51-71.
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“Strategic Property Code Enforcement and its Impacts on Surrounding Markets”
with Colin Weidig and Joshua Freely, The Reinvestment Fund, 2014.
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“Maximizing the Impact of Federal NSP Investments through the Strategic Use of Local Market Data.”
In REO and Vacant Properties: strategies for neighborhood stabilization. Federal Reserve Banks of Boston and Cleveland and the Federal Reserve Board, 2010