References
- Adams, C., Bartelt, D., Elesh, D., Goldstein, I., Kleniewski, N., & Yancey, W. (1991). Philadelphia: Neighborhoods, division, and conflict in a postindustrial city. Temple University Press.
- Ahvenniemi, H., Pennanen, K., Knuuti, A., Arvola, A., & Viitanen, K. (2018). Impact of infill development on prices of existing apartments in Finnish urban neighbourhoods. International Journal of Strategic Property Management, 22(3), 157–167. https://doi.org/10.3846/ijspm.2018.1540
- Balzarini, J., & Boyd M. L. (2021). Working With Them: Small-Scale Landlord Strategies for Avoiding Evictions. Housing Policy Debate, 31(3–5), 425–445. https://doi.org/10.1080/10511482.2020.1800779
- Beauregard, R. A. (1990). Trajectories of neighborhood change: The case of gentrification. Environment and Planning A: Economy and Space, 22(7), 855–874. https://doi.org/10.1068/a220855
- Becher, D. (2014). Private property and public power: Eminent domain in philadelphia. Oxford University Press.
- Been, V., Ellen, I. G., & O’Regan, K. (2019). Supply skepticism: Housing supply and affordability. Housing Policy Debate, 29(1), 25–40. https://doi.org/10.1080/10511482.2018.1476899
- Been, V., Ellen, I. G., & O’Regan, K. (2023). Supply skepticism revisited. NYU law and economics research paper forthcoming. https://ssrn.com/abstract=4629628
- Bissinger, B. (1997). A prayer for the city. Random House.
- Brown-Saracino, J. (2009). A neighborhood that never changes: Gentrification, social preservation, and the search for authenticity. University of Chicago Press.
- Buchler, S., & Lutz, E. (2022). The local effects of relaxing land use regulation on housing supply and rents. Presented at the 28th Annual European Real Estate Society Conference. https://eres.architexturez.net/system/files/P_20220506172947_8912.pdf
- Carlson, J. H. (2020). Measuring displacement: Assessing proxies for involuntary residential mobility. City & Community, 19(3), 573–592. https://doi.org/10.1111/cico.12482
- Chang, D. (2013, March 26). Homeowners outraged over property tax. NBC 10 Philadelphia. https://www.nbcphiladelphia.com/news/local/city-property-assessment-system-sparks-controversy/2085929/
- Charmaz, K. (2006). Constructing grounded theory: A practical guide through qualitative analysis. SAGE Publications.
- Chizeck, S. (2016). Gentrification and changes in the stock of low-cost rental housing in Philadelphia, 2000-2014. Cascade focus: Federal reserve bank of Philadelphia. https://www.philadelphiafed.org/-/media/community-development/publications/cascade-focus/gentrification-and-changes-in-the-stock-of-low-cost-rental-housing/cascade-focus_5.pdf
- City of Philadelphia. (2023). Apply for the longtime owner occupants program (LOOP). City of Philadelphia. Retrieved March 9, 2023, from https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/
- Collins Walsh, S. (2020, December 11). Council approves new construction tax. Philadelphia Inquirer, B.1–B.2.
- Corbin, J., & Strauss, A. (1990). Grounded theory research: Procedures, canons, and evaluative criteria. Qualitative Sociology, 13(3), 3–21. https://doi.org/10.1007/BF00988593
- Dalehite, E. G., Mikesell, J. L., & Zorn, C. K. (2005). Variation in property tax abatement programs among states. Economic Development Quarterly, 19(2), 157–173. https://doi.org/10.1177/0891242404272352
- Decker, N. (2023). How landlords of small rental properties decide who gets housed and who gets evicted. Urban Affairs Review, 59(1), 170–199. https://doi.org/10.1177/10780874211041513
- Deener, A. (2012). Venice: A contested bohemia in los angeles. University of Chicago Press.
- Desmond, M. (2016). Evicted: Poverty and profit in the American city. Crown.
- Dijksterhuis, A., & Bargh, J. A. (2001). The perception-behavior expressway: Automatic effects of social perception on social behavior. Advances in Experimental Social Psychology, 33, 1–40. https://doi.org/10.1016/S0065-2601(01)80003-4
- Ding, L., & Hwang, J. (2020). Effects of gentrification on homeowners: Evidence from a natural experiment. Federal Reserve Bank of Philadelphia, Discussion Papers. https://www.philadelphiafed.org/-/media/community-development/publications/discussion-papers/discussionpaper-effects-of-gentrification-on-homeowners.pdf?la=en
- Ding, L., Hwang, J., & Divringi, E. (2015). Gentrification and residential mobility in Philadelphia. Federal Reserve Bank of Philadelphia Discussion papers. https://www.philadelphiafed.org/-/media/community-development/publications/discussion-papers/discussion-paper_gentrification-and-residential-mobility.pdf?la=en
- Divringi, E. (2019). Measuring and understanding home repair costs: Spotlight on the Philadelphia region. Federal Reserve Bank of Philadelphia, 1–4. https://www.philadelphiafed.org/-/media/frbp/assets/community-development/reports/measuring-and-understanding-home-repair-costs/111919-home-repair-spotlight.pdf
- Divringi, E., & Wallace, E. (2019, December 3). Study: 41% of Philly area renters live in houses that need repair. Plan Philly. https://whyy.org/articles/study-41-of-philly-area-renters-live-in-houses-that-need-repair/
- Dowdall, E., Goldstein, I., Katz, B., & Preis, B. (2022). Investor home purchases and the rising threat to owners and renters: Tales from 3 cities. Lindy Institute for Urban Innovation, Reinvestment Fund, and Accelerator for America. https://drexel.edu/~/media/Files/nowak-lab/220923_InvestorHomePurchases_Final.ashx
- Fields, D. (2022). Automated landlord: Digital technologies and post-crisis financial accumulation. Environment and Planning A: Economy and Space, 54(1), 160–181. https://doi.org/10.1177/0308518X19846514
- Freeman, L. (2006). There goes the hood: Views of gentrification from the ground up. Temple. University Press.
- Freeman, L., & Braconi, F. (2004). Gentrification and displacement: New York City in the 1990’s. Journal of the American Planning Association, 70(1), 39–52. https://doi.org/10.1080/01944360408976337
- Freemark, Y. (2021). Doubling housing production in the Paris region: A multi-policy, multi-jurisdictional response. International Journal of Housing Policy, 21(2), 291–305. https://doi.org/10.1080/19491247.2019.1682233
- Freemark, Y., Steil, J., & Thelen, K. (2020). Varieties of urbanism: A comparative view of inequality and the dual dimensions of metropolitan fragmentation. Politics & Society, 48(2), 235–274. https://doi.org/10.1177/0032329220908966
- Garboden, P. M. E. (2021). Amateur real estate investing. Journal of Urban Affairs, 45(6), 1081–1100. https://doi.org/10.1080/07352166.2021.1904781
- Garboden, P. M. E., & Newman, S. (2012). Is preserving small, low-end rental housing feasible? Housing Policy Debate, 22(4), 507–526. https://doi.org/10.1080/10511482.2012.697909
- Garboden, P. M. E., & Rosen, E. (2019). Serial filing: How landlords use the threat of eviction. City & Community, 18(2), 638–661. https://doi.org/10.1111/cico.12387
- Geeting, J. (2022, May 9). A major pocketbook issue. The Philadelphia Citizen. https://thephiladelphiacitizen.org/a-major-pocketbook-issue/
- Genesove, D. (2003). The normal rigidity of apartment rents. The Review of Economics and Statistics, 85(4), 844–853. https://doi.org/10.1162/003465303772815763
- Gibbons, J. (2021). Measuring gentrification’s association with perceived housing unaffordability: A Philadelphia case study. Housing Policy Debate, 31(2), 306–325. https://doi.org/10.1080/10511482.2020.1810097
- Gibbons, J., Barton, M. S., & Reling, T. T. (2020). Do gentrifying neighborhoods have less community?: Evidence from Philadelphia. Urban Studies, 57(6), 1143–1163. https://doi.org/10.1177/0042098019829331
- Gilderbloom, J. I. (1985). Social factors affecting landlords in the determination of rent. Urban Life, 14(2), 155–179. https://doi.org/10.1177/089124168501400202
- Gilderbloom, J. I., & Appelbaum, R. P. (1988). Rethinking rental housing. Temple University Press.
- Gilderbloom, J. I., Ye, L., Hanka, M. J., & Usher, K. M. (2009). Intercity rent differentials in the U.S. housing market 2000: Understanding rent variations as a sociological phenomenon. Journal of Urban Affairs, 31(4), 409–430. https://doi.org/10.1111/j.1467-9906.2009.00451.x
- Glaser, B. G., & Strauss, A. (1967). The discovery of grounded theory: Strategies for qualitative research. Aldine Publishing Company.
- Gomory, H. (2022). The social and institutional contexts underlying landlords’ eviction practices. Social Forces, 100(4), 1774–1805. https://doi.org/10.1093/sf/soab063
- Gorenstein, N. (2000). City waives tax to lure new homes. Philadelphia Inquirer, 172(212), 41–42.
- Greenaway McGrevy, R. (2023). Can zoning reform reduce housing costs? Evidence from rents in Auckland. (Working paper No. 016). Economic policy centre. https://cdn.auckland.ac.nz/assets/business/about/our-research/research-institutes-and-%20centres/Economic-Policy-Centre–EPC-/WP016%203.pdf
- Greenaway McGrevy, R., & Phillips, P. C. B. (2023). The impact of upzoning on housing construction in Auckland. Journal of Urban Economics, 136, 103555. https://doi.org/10.1016/j.jue.2023.103555
- Greif, M. (2018). Regulating landlords: Unintended consequences for poor tenants. City & Community, 17(3), 658–674. https://doi.org/10.1111/cico.12321
- Hackworth, J. (2007). The neoliberal city: Governance, ideology, and development in American urbanism. Cornell University.
- Hackworth, J., & Smith, N. (2001). The changing state of gentrification. Tijdschrift voor Economische en Sociale Geografie, 92(4), 464–477. https://doi.org/10.1111/1467-9663.00172
- Hermann, A. (2023). 8 facts about investor activity in the single-family rental market. Joint Center for Housing Studies of Harvard University. https://www.jchs.harvard.edu/blog/8-facts-about-investor-activity-single-family-rental-market
- Hyra, D. S. (2017). Race, class, and politics in the cappuccino city. University of Chicago Press.
- Immergluck, D., Ernsthausen, J., Earl, S., & Powell, A. (2020). Evictions, large owners, and serial filings: Findings from Atlanta. Housing Studies, 35(5), 903–924. https://doi.org/10.1080/02673037.2019.1639635
- Jackson, C. (2019). The effect of urban renewal on fragmented social and political engagement in urban environments. Journal of Urban Affairs, 41(4), 503–517. https://doi.org/10.1080/07352166.2018.1478225
- Lab, E. (2022). Eviction Rankings. https://evictionlab.org/rankings/#/evictions?r=United%20States&a=0&d=evictionRate&lang=en
- Leung, L., Hepburn, P., & Desmond, M. (2020). Serial eviction filing: Civil courts, property management, and the threat of displacement. Social Forces, 100(1), 316–344. https://doi.org/10.1093/sf/soaa089
- Lin, J. (2017). Understanding gentrification’s causes: What do three centuries of Philadelphia history tell us about today’s changing neighborhoods? Economic Insights, 2(3), 9–17.
- Logan, J. R., & Molotch, H. L. (1987). Urban fortunes: The political economy of place. University of California Press.
- Lu, D. (2018, April 20). 10 Philly neighborhoods reap the lion’s share of construction tax break benefits. Plan Philly. https://whyy.org/articles/10-philly-neighborhoods-reap-the-lion-s-share-of-construction-tax-break-benefits/
- Mallach, A. (2010). Meeting the challenge of distressed property investors in America’s neighborhoods. Local Initiatives Support Corporation. https://www.lisc.org/our-resources/resource/meeting-challenge-distressed-property-investors-americas-neighborhoods/
- Martin, I. W., & Beck, K. (2018). Gentrification, property tax limitation, and displacement. Urban Affairs Review, 54(1), 33–73. https://doi.org/10.1177/1078087416666959
- McCabe, B. (2016). No place like home: Wealth, community and the politics of homeownership. Oxford University Press.
- McGinnis, J. (2019, September 21). Who benefits? Philadelphia leads largest cities in property tax breaks. The Philadelphia Tribune. https://www.phillytrib.com/news/local_news/who-benefits-philadelphia-leads-largest-cities-in-property-tax-breaks/article_2d3d7e7e-96f9-58bb-80cc-d56dec3d7670.html
- McGovern, S. J. (2006). Philadelphia’s neighborhood transformation initiative: A case study of mayoral leadership, bold planning, and conflict. Housing PolicyDebate, 17(3), 529–570. https://doi.org/10.1080/10511482.2006.9521581
- Mele, C. (2000). Selling the lower east side: Culture, real estate, and resistance in New York City. University of Minnesota Press.
- Minjee, K. (2023). The case for mass upzoning. Housing Policy Debate. https://doi.org/10.1080/10511482.2023.2234890
- Murray, C. K., & Gordon, J. C. (2023). Pricing upzoning: A reply to critics. Housing Policy Debate. https://doi.org/10.1080/10511482.2023.2234892
- Nall, C., Elmendorf, C., & Oklobdzija, S. (2022). Folk economics and the persistence of political opposition to new housing. https://ssrn.com/abstract=4266459
- Newman, K., & Wyly, E. K. (2006). The right to stay put, revisited: Gentrification and resistance to displacement in New York City. Urban Studies, 43(1), 23–57. https://doi.org/10.1080/00420980500388710
- Ocejo, R. (2019). The creative class gets political: Gentrifier politics in small city America. Journal of Urban Affairs, 41(8), 1167–1182. https://doi.org/10.1080/07352166.2019.1572457
- Özogul, S., & Tasan-Kok, T. (2020). One and the same?: A systematic literature review of residential property investor types. Journal of Planning Literature, 35(4), 475–494. https://doi.org/10.1177/0885412220944919
- Palinkas, L. A., Horwitz, S. M., Green, C. A., Hoagwood, K. E., Duan, N., & Hoagwood, K. (2013). Purposeful sampling for qualitative data collection and analysis in mixed method implementation research. Administration and Policy in Mental Health and Mental Health Services, 42(5), 533–544. https://doi.org/10.1007/s10488-013-0528-y
- Pew Charitable Trusts. (2012a). The Actual value Initiative: Overhauling property taxes in Philadelphia. The Pew Charitable Trusts: Philadelphia Research Initiative. https://www.pewtrusts.org/-/media/legacy/uploadedfiles/wwwpewtrustsorg/reports/philadelphia_research_initiative/philadelphiapropertytaxespdf.pdf
- Pew Charitable Trusts. (2012b). Residential taxes: A narrowing gap between Philadelphia and its suburbs. The Pew Charitable Trusts: Philadelphia Research Initiative. https://www.pewtrusts.org/-/media/legacy/uploadedfiles/wwwpewtrustsorg/reports/philadelphia_research_initiative/philadelphiasuburbstaxespdf.pdf
- Pew Charitable Trusts. (2016). Philadelphia’s changing neighborhoods: Gentrification and other shifts since 2000. The Pew Charitable Trusts. https://www.pewtrusts.org/en/research-and-analysis/reports/2016/05/philadelphias-changing-neighborhoods
- Pew Charitable Trusts. (2018). Philadelphia’s poor: Experiences from below the poverty line. The Pew Charitable Trusts. https://www.pewtrusts.org/en/research-and-analysis/reports/2018/09/26/philadelphias-poor-experiences-from-below-the-poverty-line
- Pew Charitable Trusts. (2021). Who are Philadelphia’s landlords?. The Pew Charitable Trusts. https://www.pewtrusts.org/en/research-and-analysis/articles/2021/02/24/who-are-philadelphias-landlords
- Pew Charitable Trusts. (2023a). How housing costs drive levels of homelessness. The Pew Charitable Trusts. https://www.pewtrusts.org/en/research-and-analysis/articles/2023/08/22/how-housing-costs-drive-levels-of-homelessness
- Pew Charitable Trusts. (2023b). Philadelphia 2023. The state of the city. The Pew Charitable Trusts. https://www.pewtrusts.org/-/media/assets/2023/05/philadelphia-2023-the-state-of-the-city.pdf
- Phillips, S., Manville, M., & Lens, M. (2021). The effect of market-rate development on neighborhood rents. UCLA Lewis Center for Regional Policy Studies. https://escholarship.org/content/qt5d00z61m/qt5d00z61m.pdf?t=qookug&v=lg/#_page=2
- Preservation Compact. (2021). Property tax incentives. The Preservation Compact. https://www.preservationcompact.org/property-tax-incentives/
- Raymond, E. L., Duckworth, R., Miller, B., Lucas, M., & Pokharel, S. (2016). Corporate landlords, institutional investors, and displacement: Eviction rates in single-family rentals. FRB Atlanta Community and Economic Development Discussion Paper, 4(16), 1–21. https://www.atlantafed.org/-/media/documents/community-development/publications/discussion-papers/2016/04-corporate-landlords-institutional-investors-and-displacement-2016-12-21.pdf
- Rosen, E. (2014). Rigging the rules of the game: How landlords geographically sort low-income renters. City & Community, 13(4), 310–340. https://doi.org/10.1111/cico.12087
- Rosen, E., Garboden, P. M. E., & Cossyleon, J. E. (2021). Racial discrimination in housing: How landlords use algorithms and home visits to screen tenants. American Sociological Review, 86(5), 787–822. https://doi.org/10.1177/00031224211029618
- Schlichtman, J. J., Patch, J., & Hill, M. L. (2017). Gentrifier. University of Toronto Press.
- Shiffer-Sebba, D. (2020). Understanding the divergent logics of landlords: Circumstantial versus deliberate pathways. City & Community, 19(4), 1011–1137. https://doi.org/10.1111/cico.12490
- Shlay, A. B. (2006). Low-income homeownership: American dream or delusion? Urban Studies, 43(3), 511–531. https://doi.org/10.1080/00420980500452433
- Shlay, A. B. (2015). Life and liberty in the pursuit of housing: Rethinking renting and owning in post-crisis America. Housing Studies, 30(4), 560–579. https://doi.org/10.1080/02673037.2014.963521
- Smith, N. (1996). The new urban frontier: Gentrification and the revanchist city. Routledge.
- Smith, N. (1998). Gentrification. In W. V. Vliet (Ed.), The Encyclopedia of Housing (pp. 198–199). Taylor and Francis.
- Smith, N. (2002). New globalism, new urbanism: Gentrification as a global urban strategy. Antipode, 34(3), 427–450. https://doi.org/10.1111/1467-8330.00249
- Spain, D. (1993). Been-heres versus come-heres: Negotiating conflicting community identities. Journal of the American Planning Association, 59(2), 156–171. https://doi.org/10.1080/01944369308975865
- Sternlieb, G. (1966). The tenement landlord. Rutgers University Press.
- Verbrugge, R. J., & Gallin, J. (2017). A theory of sticky rents: Search and bargaining with incomplete information. Working Paper no. 17-05. Federal Reserve Bank of Cleveland.
- Wallace, E., Divringi, E., & Wardrip, K. (2019). A new cost-based index of housing quality repair needs. Cityscape, 21(3), 299–310.
- Wilhelmsson, M. (2023). Evaluating the impact of housing construction on single-family housing values in Stockholm: A difference-in-difference analysis. Working paper series 23/5. Royal Institute of Technology, Department of Real Estate and Construction Management & Banking and Finance. https://kth.diva-portal.org/smash/record.jsf?pid=diva2%3A1756212&dswid=-1915
- Woldoff, R. A., Morrison, L. M., & Glass, M. R. (2016). Priced out: Stuyvesant town and the loss of middle-class neighborhoods. New York University Press.