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Thank you very much, erika. And thank you to my colleagues at the urban institute and the Lincoln Institute of land policy, putting together such a terrific program took excited to be here to talk with some my work with my coauthors at ucla and uc berkeley. First i wanted to take a couple minutes just to explain why my paper is different from the previous paper that was discussed. First our unit of analysis is typically when i look at these tiscali standardized cities but looking at cities just as they exist. We are not capturing these differences that andy laid out between baltimore and tampa but we are capturing the decisionmaking unit as opposed to maybe think about physically standardized cities as a people who live in the city center paying taxes and receiving services. We think about the decisionmakers in these cities. Our time. Is different. They are interested in the period after the Housing Market bust and we are interested in the boom. Also our measure where interested is hou

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