Work in Progress

A Century of Change in Land Use Regulation
joint with Byron Lutz

Moving to Inequality
joint with Gisela Rua

Working Papers

The Local Impact of Containterization
joint with Gisela Rua

Vestiges of Transit: Urban Persistence at a Micro Scale
joint with Byron Lutz
Last revised June 2016, submitted.
Non-academic summaries in Long Dead Streetcars Still Shape LA Neighborhoods, Zocalo Public Square and in Curb Magazine, and in their blog.
Also covered in Curbed LA, Citymetric.com

Academic Publications

From Today's City to Tomorrow's City: An Empirical Investigation of Urban Land Assembly
joint with Byron Lutz
American Economic Journal: Economic Policy, forthcoming
Previously titled “Sclerosis of the City”

Spending Within Limits: Evidence from Municipal Fiscal Restraints
joint with Yosh Halberstam and Justin Phillips
National Tax Journal, forthcoming
Published as a Lincoln Institute for Land Policy Working Paper
Data and documentation are available here.
Article in Land Lines describing this for an audience of urban planners and other practitioners.
Article in State Tax Notes, November 16, 2009, describing findings for lawyers and tax professionals

Where does the Bucket Leak? Sending Money to the Poor via the Community Development Block Grant Program
Joint with Maxim Sinitsyn
Housing Policy Debate, 2014 24 (1), 119-171.

The Micro-Empirics of Collective Action: The Case of Business Improvement Districts
Joint with William Strange
Journal of Public Economics, 2011 95 (11-12), 1358-1372.

The Cabals of a Few or the Confusion of a Multitude: The Institutional Trade-off Between Representation and Governance
Joint with Maxim Sinitsyn and Justin Phillips
American Economic Journal: Economic Policy, 2011 3 (1), 1-24.

Does a Rising Tide Compensate for the Secession of the Successful? Illustrating the Effects of Business Improvement Districts on Municipal Coffers
Joint with Rachel Meltzer
in The Changing Landscape of Local Public Revenues, Cambridge: Lincoln Institute for Land Policy, 2010.

An Institutional Explanation for the Stickiness of Federal Grants
Joint with Justin Phillips
Journal of Law, Economics and Organization, 2010 26 (1), 243-264.

Volunteering To Be Taxed: Business Improvement Districts and the Extra-Governmental Provision of Public Safety
Journal of Public Economics, 2008 92 (1-2), 388-406.

Unveiling Hidden Districts: Assessing the Adoption Patterns of Business Improvement Districts in California
National Tax Journal, 2007 60 (1), 5-24.

Invited comments on Ingrid Ellen, et al, “The Impact of Business Improvement Districts on Property Values: Evidence from New York City”
Brookings-Wharton Papers on Urban Affairs, 2007, 32-35.

Does Spatial Variation in Heterogeneity Matter? Assessing the Adoption Patterns of Business Improvement Districts
Review of Policy Research, 2006 23 (6), 1219-1233.

Other Writing

As LA Gentrifies, Who Gets Left Behind? June 12, 2015, Zocalo Public Square

Other Media

A discussion about “What Makes Transit Systems Work” June 10, 2016, NewsTalk on NewsChannel8, Washington, DC