Dan Immergluck
Dados Biográficos
| ID | 3780137 |
|---|---|
| NOME | Dan Immergluck |
| PRENOMES | Dan |
| SOBRENOME | Immergluck |
| ASSINATURA | IMMERGLUCK D |
| AFILIAÇÕES | Georgia Institute of Technology |
| VERIFICADO | Não |
| TOTAL DE OBRAS | 32 |
| TOTAL DE CITAÇÕES | 379 |
| TOTAL COMO AUTOR | 32 |
| TOTAL COMO EDITOR | 0 |
| PRIMEIRO ANO DE PUBLICAÇÃO | 2002 |
| ANO MAIS RECENTE DE PUBLICAÇÃO | 2026 |
| ÍNDICE H | 11 |
The ‘Beginning of the end’ for the Atlanta Way? Not so fast
The city of Atlanta is well known for its corporate-led white–Black urban regime and the ‘Atlanta Way,’ an approach that neglects the city’s low-income residents. Under Mayor Andre Dickens, the city made some changes in affordable housing policy, including standing up a new social housing developer and implementing a housing trust fund. National media and think tanks have praised the Dickens Administration for these efforts. Because affordable ho…
Different Data, Different Measures
Urban scholars and practitioners have used changes in neighborhood-level home values to serve as indicators of neighborhood change, including gentrification and disinvestment. A common measure is the “median home value” variable from the American Community Survey (ACS). However, household-level research suggests that self-assessed home values, such as those of the ACS, differ significantly from market-based measures, and medians can be affected b…
Housing Policy Recommendations for the Biden/Harris Administration
This article is related to:Federal and State Policymakers, Community Development Intermediaries, and Philanthropic Organizations Should Encourage and Support Local Housing Policymaking EffortsNeeded Changes to Rental Housing Affordability ProgramsBuild Back Boldly
Housing Stability, Evictions, and Subsidized Rental Properties
Evictions cause substantial harm to lower income families. Housing subsidy might be expected to reduce eviction rates and provide greater stability. However, little research has examined the eviction rates of subsidized, affordable rental properties. We examine eviction filings for multifamily rental buildings in five-county metropolitan Atlanta, using a data set of eviction filings, property characteristics, and ownership information. We find th…
Housing vacancy and hypervacant neighborhoods
We examine neighborhood housing vacancy patterns in the largest 200 metropolitan areas from 2012 to 2019, focusing especially on Sunbelt and Rustbelt metros, both hit hard by the 2007–2011 foreclosure crisis. We pay special attention to neighborhood “hypervacancy,” where large amounts of long-term vacant housing are most likely to impose negative impacts. We find that, in the Sunbelt, hypervacant tracts declined over the 2012 to 2019 period, whil…
Evictions, large owners, and serial filings
Evictions cause substantial harm to lower-income families and neighborhoods. We find that eviction filings include many ‘serial filings’, in which landlords file repeatedly on the same tenant. We analyze serial and nonserial filing rates at the property level, and the share of a property’s filings that are serial filings. Regressions on building, location, and neighborhood characteristics reveal factors associated with higher serial and nonserial…
Black Homebuying after the Crisis
Some have questioned the financial wisdom of homeownership and, especially, Black homeownership. This is understandable because the mortgage crisis dealt heavy blows to Black homeowners. One concern is that home values may not appreciate as much where Blacks purchase homes. We examine how Black homebuyers fared compared to White and Latino buyers in terms of home appreciation during the 2012 to 2017 recovery. We examine appreciation rates by race…
Housing vacancy and urban growth
Old Wine in Private Equity Bottles? The Resurgence of Contract-for-Deed Home Sales in US Urban Neighborhoods
This article describes the reemergence, in the wake of the mortgage crisis, of a predatory financial practice in predominantly black neighborhoods in the US: the contract for deed (CFD). The CFD has a notorious urban history; it was a focus of social justice organizing in 1960s Chicago, which helped lay the groundwork for advocacy that culminated in two important laws in the US: the Home Mortgage Disclosure Act of 1975 and the Community Reinvestm…
Sustainable for whom? Green urban development, environmental gentrification, and the Atlanta Beltline
Large-scale, sustainable urban development projects can transform surrounding neighborhoods. Without precautionary policies, environmental amenities produced by these projects, such as parks, trails, walkability, and higher-density development, tend to result in higher land and housing costs. This will make it harder for a low- and moderate-income households to live near the projects, and neighborhoods are likely to become increasingly affluent. …
Confronting the Heartbreak and Injustice of Eviction
Related Content: Balfour (PAR March/April 2017) Related Content: Ventriss (PAR March/April 2017
Race and uneven recovery
We use zip-code-level home value data and cluster analysis to define three types of neighborhood housing markets in the Atlanta region based on their levels of volatility and stability before, during, and after the housing crisis. We identify the demographic and housing market characteristics of each of these clusters and use multivariate analysis to measure their predictive association with the neighborhood types. We also examine factors that pr…
Examining Changes in Long‐Term Neighborhood Housing Vacancy during The 2011 to 2014 U.S. National Recovery
High levels of neighborhood housing vacancy—especially periods exceeding more than several months—have long been a concern to community developers and policymakers in the United States. During the foreclosure crisis, such concerns became more pronounced, exemplified by the adoption of three legislated rounds of the Neighborhood Stabilization Program from 2008 to 2011. Despite such concern, what we know about longer term neighborhood housing vacan…
The Mortgage Crisis
Targeted Smart Growth Planning Initiatives in the Suburbs
Although many studies have examined the effects of regional growth management policies on housing prices, little is known about the impact of neighborhood-level smart growth strategies on home values in the targeted and nearby communities. The purpose of this article is to measure the impacts of a pair of geographically focused smart growth planning and development efforts on home values in the suburban context. This article examines two initiati…
Speculating in crisis
Investors in single-family residential properties have played a crucial role in the United States foreclosure crisis. In this paper, we analyze investor behavior in the diverse urban housing market of Fulton County, Georgia. We examine the composition of buyers of lender-owned properties at two different stages of the foreclosure crisis, and analyze the intrametropolitan geography of investment. Results indicate that large-scale investors are mos…
The American Mortgage System
Explaining the Pace of Foreclosed Home Sales during the US Foreclosure Crisis
As the US foreclosure crisis approached its climax in 2007 and 2008, the buildup of lender-owned homes had been building for some time. Around this time, however, lenders began selling homes, especially low-value properties, at a much faster pace, releasing them into local housing markets. This paper examines the sales of foreclosed single-family homes into the Atlanta market from January 2005 through early 2009. A primary goal is to understand t…
From risk-limited to risk-loving mortgage markets
Related Risks
Libman, Fields and Saegert provide a rich analysis of how health problems and mortgage distress in the USA are often wrapped up in a complex web of common causation and vicious circles. Their socia
Distressed and Dumped
The foreclosure crisis resulted in the accumulation of lender-owned homes in many neighborhoods. But little is known about these homes after they enter lender ownership. This article examines the dynamics of foreclosed properties in Fulton County, Georgia. It does so in the context of the federal Neighborhood Stabilization Program (NSP). Just when NSP was getting under way, lenders began to rapidly sell low-value foreclosed properties. A large ma…
From Minor to Major Player
At various points in its history, the Federal Housing Administration (FHA) has had particularly large impacts on mortgage and housing markets in the United States. During the early to middle 2000s, FHA lending dwindled to historically low shares of the mortgage market as subprime lending boomed, with some questioning the need for the agency's continued existence. After the subprime crisis in 2007 and pullbacks by conventional lenders, however, th…
Critical Commentary. Sub-prime Crisis, Policy Response and Housing Market Restructuring
The Local Wreckage of Global Capital
The US subprime crisis beginning in 2007 was largely the result of an increasingly direct connection between global capital markets and US homeowners and neighborhoods, with little mediation, oversight or restraint, especially on the part of the public sector. There was little concern as to the consequences that high-risk lending might have on local communities and their residents. Rather, the focus was on promoting liquidity at all costs, in ord…
A Symposium on the Subprime Crisis
The subprime crisis in mortgage lending and the resulting wave of foreclosures have been hitting cities and communities all over the United States. First, Dan Immergluck argues that there are three main elements in the financial crisis: (1) the vertical disintegration of the mortgage market and the related securitization; (2) financial deregulation; and (3) the burgeoning supply of high–risk capital. Second, Manuel Aalbers counters the view that …
Sustainable for whom? Green urban development, environmental gentrification, and the Atlanta Beltline
Large-scale, sustainable urban development projects can transform surrounding neighborhoods. Without precautionary policies, environmental amenities produced by these projects, such as parks, trails, walkability, and higher-density development, tend to result in higher land and housing costs. This will make it harder for a low- and moderate-income households to live near the projects, and neighborhoods are likely to become increasingly affluent. …
The Impact of Single-family Mortgage Foreclosures on Neighborhood Crime
Foreclosures of single-family mortgages have increased dramatically in many parts of the US in recent years. Much of this has been tied to the rise of higher-risk subprime mortgage lending. Debates concerning mortgage regulation, as well as around other residential finance policies and practices, hinge critically on the social as well as personal costs of loan default and foreclosure. This paper examines the impact of foreclosures of single-famil…
Measuring the Effect of Subprime Lending on Neighborhood Foreclosures
Since the early 1990s, there has been a very large growth in mortgages made by so-called subprime lenders, which specialize in lending to borrowers with credit history problems. One reason for concern about this trend is that it has been associated with a large and simultaneous rise in foreclosures, which can entail significant costs not just for those directly affected but also for surrounding neighborhoodsand larger communities. This study uses…
Large Redevelopment Initiatives, Housing Values and Gentrification
This paper examines the announcement effects on property values of a large, multipurpose development initiative in Atlanta, Georgia called the “Beltline” which has received substantial public attention. The project involves the redevelopment of an abandoned rail line that encircles the central area of Atlanta. The 6500-acre project will be funded by tax increment financing bonds and will include the development of light rail, greenspace and real …
The Local Wreckage of Global Capital
The US subprime crisis beginning in 2007 was largely the result of an increasingly direct connection between global capital markets and US homeowners and neighborhoods, with little mediation, oversight or restraint, especially on the part of the public sector. There was little concern as to the consequences that high-risk lending might have on local communities and their residents. Rather, the focus was on promoting liquidity at all costs, in ord…
Evictions, large owners, and serial filings
Evictions cause substantial harm to lower-income families and neighborhoods. We find that eviction filings include many ‘serial filings’, in which landlords file repeatedly on the same tenant. We analyze serial and nonserial filing rates at the property level, and the share of a property’s filings that are serial filings. Regressions on building, location, and neighborhood characteristics reveal factors associated with higher serial and nonserial…
Speculating in crisis
Investors in single-family residential properties have played a crucial role in the United States foreclosure crisis. In this paper, we analyze investor behavior in the diverse urban housing market of Fulton County, Georgia. We examine the composition of buyers of lender-owned properties at two different stages of the foreclosure crisis, and analyze the intrametropolitan geography of investment. Results indicate that large-scale investors are mos…
Race and uneven recovery
We use zip-code-level home value data and cluster analysis to define three types of neighborhood housing markets in the Atlanta region based on their levels of volatility and stability before, during, and after the housing crisis. We identify the demographic and housing market characteristics of each of these clusters and use multivariate analysis to measure their predictive association with the neighborhood types. We also examine factors that pr…
Redlining Redux
There has been a growing body of evidence indicating race-based discrimination in small business lending. However, very little research has examined potential geographic redlining effects. This article measures small businesslending flows to neighborhoods in the Philadelphia metro politan area. It advances previous work by measuring differential credit flows while accounting for variations in the credit scores of small firms. Black tracts receive…
Distressed and Dumped
The foreclosure crisis resulted in the accumulation of lender-owned homes in many neighborhoods. But little is known about these homes after they enter lender ownership. This article examines the dynamics of foreclosed properties in Fulton County, Georgia. It does so in the context of the federal Neighborhood Stabilization Program (NSP). Just when NSP was getting under way, lenders began to rapidly sell low-value foreclosed properties. A large ma…
Examining Changes in Long‐Term Neighborhood Housing Vacancy during The 2011 to 2014 U.S. National Recovery
High levels of neighborhood housing vacancy—especially periods exceeding more than several months—have long been a concern to community developers and policymakers in the United States. During the foreclosure crisis, such concerns became more pronounced, exemplified by the adoption of three legislated rounds of the Neighborhood Stabilization Program from 2008 to 2011. Despite such concern, what we know about longer term neighborhood housing vacan…
Old Wine in Private Equity Bottles? The Resurgence of Contract-for-Deed Home Sales in US Urban Neighborhoods
This article describes the reemergence, in the wake of the mortgage crisis, of a predatory financial practice in predominantly black neighborhoods in the US: the contract for deed (CFD). The CFD has a notorious urban history; it was a focus of social justice organizing in 1960s Chicago, which helped lay the groundwork for advocacy that culminated in two important laws in the US: the Home Mortgage Disclosure Act of 1975 and the Community Reinvestm…
Housing vacancy and urban growth
Black Homebuying after the Crisis
Some have questioned the financial wisdom of homeownership and, especially, Black homeownership. This is understandable because the mortgage crisis dealt heavy blows to Black homeowners. One concern is that home values may not appreciate as much where Blacks purchase homes. We examine how Black homebuyers fared compared to White and Latino buyers in terms of home appreciation during the 2012 to 2017 recovery. We examine appreciation rates by race…
The Mortgage Crisis
From Minor to Major Player
At various points in its history, the Federal Housing Administration (FHA) has had particularly large impacts on mortgage and housing markets in the United States. During the early to middle 2000s, FHA lending dwindled to historically low shares of the mortgage market as subprime lending boomed, with some questioning the need for the agency's continued existence. After the subprime crisis in 2007 and pullbacks by conventional lenders, however, th…
A Symposium on the Subprime Crisis
The subprime crisis in mortgage lending and the resulting wave of foreclosures have been hitting cities and communities all over the United States. First, Dan Immergluck argues that there are three main elements in the financial crisis: (1) the vertical disintegration of the mortgage market and the related securitization; (2) financial deregulation; and (3) the burgeoning supply of high–risk capital. Second, Manuel Aalbers counters the view that …
Housing vacancy and hypervacant neighborhoods
We examine neighborhood housing vacancy patterns in the largest 200 metropolitan areas from 2012 to 2019, focusing especially on Sunbelt and Rustbelt metros, both hit hard by the 2007–2011 foreclosure crisis. We pay special attention to neighborhood “hypervacancy,” where large amounts of long-term vacant housing are most likely to impose negative impacts. We find that, in the Sunbelt, hypervacant tracts declined over the 2012 to 2019 period, whil…
Out of the Goodness of Their Hearts? Regulatory and Regional Impacts on Bank Investment in Housing and Community Development in the United States
Banks are considered key actors in affordable housing and community development in the United States. Their involvement in such activities may be due partly to their dependence on economic rents generated from development. In the United States, however, banks are encouraged to support such activities by the federal 1977 Community Reinvestment Act (CRA). I examine how different factors explain the CRA-qualified investments by banks. Qualified inve…
Targeted Smart Growth Planning Initiatives in the Suburbs
Although many studies have examined the effects of regional growth management policies on housing prices, little is known about the impact of neighborhood-level smart growth strategies on home values in the targeted and nearby communities. The purpose of this article is to measure the impacts of a pair of geographically focused smart growth planning and development efforts on home values in the suburban context. This article examines two initiati…
From risk-limited to risk-loving mortgage markets
Critical Commentary. Sub-prime Crisis, Policy Response and Housing Market Restructuring
Measuring Neighborhood Diversity and Stability in Home-Buying
In recent years, there has been continued interest in prospects for the development and sustainability of both mixed-income and racially diverse communities. We examine an important contributor to racial and economic diversity and segregation—the geographic patterns of homebuyers. In particular, we examine the extent to which neighborhoods within the Chicago metropolitan area have obtained significant levels of income and racial diversity in home…
Explaining the Pace of Foreclosed Home Sales during the US Foreclosure Crisis
As the US foreclosure crisis approached its climax in 2007 and 2008, the buildup of lender-owned homes had been building for some time. Around this time, however, lenders began selling homes, especially low-value properties, at a much faster pace, releasing them into local housing markets. This paper examines the sales of foreclosed single-family homes into the Atlanta market from January 2005 through early 2009. A primary goal is to understand t…
Redlining Redux
There has been a growing body of evidence indicating race-based discrimination in small business lending. However, very little research has examined potential geographic redlining effects. This article measures small businesslending flows to neighborhoods in the Philadelphia metro politan area. It advances previous work by measuring differential credit flows while accounting for variations in the credit scores of small firms. Black tracts receive…
Measuring Neighborhood Diversity and Stability in Home-Buying
In recent years, there has been continued interest in prospects for the development and sustainability of both mixed-income and racially diverse communities. We examine an important contributor to racial and economic diversity and segregation—the geographic patterns of homebuyers. In particular, we examine the extent to which neighborhoods within the Chicago metropolitan area have obtained significant levels of income and racial diversity in home…
Measuring the Effect of Subprime Lending on Neighborhood Foreclosures
Since the early 1990s, there has been a very large growth in mortgages made by so-called subprime lenders, which specialize in lending to borrowers with credit history problems. One reason for concern about this trend is that it has been associated with a large and simultaneous rise in foreclosures, which can entail significant costs not just for those directly affected but also for surrounding neighborhoodsand larger communities. This study uses…
The external costs of foreclosure
To measure the impact of foreclosures on nearby property values, we use a database that combines data on 1997 and 1998 foreclosures with data on neighborhood characteristics and more than 9,600 single‐family property transactions in Chicago in 1999. After controlling for some 40 characteristics of properties and their respective neighborhoods, we find that foreclosures of conventional single‐family (one‐ to four‐unit) loans have a significant imp…
The Impact of Single-family Mortgage Foreclosures on Neighborhood Crime
Foreclosures of single-family mortgages have increased dramatically in many parts of the US in recent years. Much of this has been tied to the rise of higher-risk subprime mortgage lending. Debates concerning mortgage regulation, as well as around other residential finance policies and practices, hinge critically on the social as well as personal costs of loan default and foreclosure. This paper examines the impact of foreclosures of single-famil…
Out of the Goodness of Their Hearts? Regulatory and Regional Impacts on Bank Investment in Housing and Community Development in the United States
Banks are considered key actors in affordable housing and community development in the United States. Their involvement in such activities may be due partly to their dependence on economic rents generated from development. In the United States, however, banks are encouraged to support such activities by the federal 1977 Community Reinvestment Act (CRA). I examine how different factors explain the CRA-qualified investments by banks. Qualified inve…
A Symposium on the Subprime Crisis
The subprime crisis in mortgage lending and the resulting wave of foreclosures have been hitting cities and communities all over the United States. First, Dan Immergluck argues that there are three main elements in the financial crisis: (1) the vertical disintegration of the mortgage market and the related securitization; (2) financial deregulation; and (3) the burgeoning supply of high–risk capital. Second, Manuel Aalbers counters the view that …
Large Redevelopment Initiatives, Housing Values and Gentrification
This paper examines the announcement effects on property values of a large, multipurpose development initiative in Atlanta, Georgia called the “Beltline” which has received substantial public attention. The project involves the redevelopment of an abandoned rail line that encircles the central area of Atlanta. The 6500-acre project will be funded by tax increment financing bonds and will include the development of light rail, greenspace and real …
From risk-limited to risk-loving mortgage markets
Related Risks
Libman, Fields and Saegert provide a rich analysis of how health problems and mortgage distress in the USA are often wrapped up in a complex web of common causation and vicious circles. Their socia
Distressed and Dumped
The foreclosure crisis resulted in the accumulation of lender-owned homes in many neighborhoods. But little is known about these homes after they enter lender ownership. This article examines the dynamics of foreclosed properties in Fulton County, Georgia. It does so in the context of the federal Neighborhood Stabilization Program (NSP). Just when NSP was getting under way, lenders began to rapidly sell low-value foreclosed properties. A large ma…
From Minor to Major Player
At various points in its history, the Federal Housing Administration (FHA) has had particularly large impacts on mortgage and housing markets in the United States. During the early to middle 2000s, FHA lending dwindled to historically low shares of the mortgage market as subprime lending boomed, with some questioning the need for the agency's continued existence. After the subprime crisis in 2007 and pullbacks by conventional lenders, however, th…
Critical Commentary. Sub-prime Crisis, Policy Response and Housing Market Restructuring
The Local Wreckage of Global Capital
The US subprime crisis beginning in 2007 was largely the result of an increasingly direct connection between global capital markets and US homeowners and neighborhoods, with little mediation, oversight or restraint, especially on the part of the public sector. There was little concern as to the consequences that high-risk lending might have on local communities and their residents. Rather, the focus was on promoting liquidity at all costs, in ord…
The American Mortgage System
Explaining the Pace of Foreclosed Home Sales during the US Foreclosure Crisis
As the US foreclosure crisis approached its climax in 2007 and 2008, the buildup of lender-owned homes had been building for some time. Around this time, however, lenders began selling homes, especially low-value properties, at a much faster pace, releasing them into local housing markets. This paper examines the sales of foreclosed single-family homes into the Atlanta market from January 2005 through early 2009. A primary goal is to understand t…
Speculating in crisis
Investors in single-family residential properties have played a crucial role in the United States foreclosure crisis. In this paper, we analyze investor behavior in the diverse urban housing market of Fulton County, Georgia. We examine the composition of buyers of lender-owned properties at two different stages of the foreclosure crisis, and analyze the intrametropolitan geography of investment. Results indicate that large-scale investors are mos…
Targeted Smart Growth Planning Initiatives in the Suburbs
Although many studies have examined the effects of regional growth management policies on housing prices, little is known about the impact of neighborhood-level smart growth strategies on home values in the targeted and nearby communities. The purpose of this article is to measure the impacts of a pair of geographically focused smart growth planning and development efforts on home values in the suburban context. This article examines two initiati…
Examining Changes in Long‐Term Neighborhood Housing Vacancy during The 2011 to 2014 U.S. National Recovery
High levels of neighborhood housing vacancy—especially periods exceeding more than several months—have long been a concern to community developers and policymakers in the United States. During the foreclosure crisis, such concerns became more pronounced, exemplified by the adoption of three legislated rounds of the Neighborhood Stabilization Program from 2008 to 2011. Despite such concern, what we know about longer term neighborhood housing vacan…
The Mortgage Crisis
Race and uneven recovery
We use zip-code-level home value data and cluster analysis to define three types of neighborhood housing markets in the Atlanta region based on their levels of volatility and stability before, during, and after the housing crisis. We identify the demographic and housing market characteristics of each of these clusters and use multivariate analysis to measure their predictive association with the neighborhood types. We also examine factors that pr…
Sustainable for whom? Green urban development, environmental gentrification, and the Atlanta Beltline
Large-scale, sustainable urban development projects can transform surrounding neighborhoods. Without precautionary policies, environmental amenities produced by these projects, such as parks, trails, walkability, and higher-density development, tend to result in higher land and housing costs. This will make it harder for a low- and moderate-income households to live near the projects, and neighborhoods are likely to become increasingly affluent. …
Confronting the Heartbreak and Injustice of Eviction
Related Content: Balfour (PAR March/April 2017) Related Content: Ventriss (PAR March/April 2017
Housing vacancy and urban growth
Old Wine in Private Equity Bottles? The Resurgence of Contract-for-Deed Home Sales in US Urban Neighborhoods
This article describes the reemergence, in the wake of the mortgage crisis, of a predatory financial practice in predominantly black neighborhoods in the US: the contract for deed (CFD). The CFD has a notorious urban history; it was a focus of social justice organizing in 1960s Chicago, which helped lay the groundwork for advocacy that culminated in two important laws in the US: the Home Mortgage Disclosure Act of 1975 and the Community Reinvestm…
Economics (30 obras) · Housing Market and Economics (22 obras) · Business (21 obras) · Housing, Finance, and Neoliberalism (19 obras) · Finance (18 obras) · Urban, Neighborhood, and Segregation Studies (18 obras) · Geography (16 obras) · Demographic economics (13 obras) · Metropolitan area (12 obras) · Foreclosure (11 obras)