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| Acknowledgments | |
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| Preface | |
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| The Case for Affordable Housing | |
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| The Need for Decent Housing | |
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| Affordable Housing Needs and the Private Market | |
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| Is Affordable Housing a Housing Problem or an Income Problem? | |
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| Conclusion | |
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| Affordable Housing in the United States: A Short History | |
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| Beginnings | |
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| The Rise and Fall of Public Housing | |
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| Federal Funding, Private Ownership | |
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| The Age of Devolution | |
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| Affordable Housing Policy Today | |
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| Designing Affordable Housing | |
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| Why Design Matters | |
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| Housing for Whom? | |
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| Housing That Works for People | |
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| Cars, People, and Open Space | |
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| Safe Spaces | |
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| Designing Housing That Fits In | |
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| Finding Sites and Gaining Approval for Affordable Housing | |
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| Criteria for Selecting Sites | |
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| Good Sites Are Hard to Find | |
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| Getting Projects Approved | |
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| Making the Numbers Work: Financing Affordable Housing | |
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| Defining Affordability | |
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| Filling the Gap | |
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| Capital Grants and Tax Credit Equity | |
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| Putting the Pieces Together: Subsidy Layering and the Development Pro Forma | |
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| Developing Affordable Housing, Step-by-Step | |
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| Thinking the Project Through | |
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| Forming the Development Team-Finding a Site | |
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| The Predevelopment Process | |
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| Construction, Marketing, and Rent-up | |
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| Concentration and Opportunity: Undoing the Exclusion of Affordable Housing | |
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| The Practice of Suburban Exclusion | |
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| Challenging Exclusion in the Courts | |
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| State Planning Laws and Affordable Housing Mandates | |
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| Conclusion | |
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| Affordable Housing, Community Development Corporations, and Neighborhood Revitalization | |
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| Affordable Housing and Poverty Concentration | |
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| The Role of Community Development Corporations | |
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| Toward Communities of Choice | |
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| Balancing Affordable Housing and Neighborhood Revitalization | |
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| The Risks and Rewards of Affordable Home Ownership | |
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| Home Ownership-The American Dream | |
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| The Costs and Benefits of Home Ownership | |
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| Public and Nonprofit Strategies to Foster Lower Income Home Ownership | |
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| Low-income Home Ownership and the Subprime Meltdown | |
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| Preserving Affordable Housing | |
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| Preservation: A Critical Issue | |
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| The Problem of Expiring Use Restrictions | |
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| Preserving Affordable Home Ownership | |
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| Preserving Affordability in the Private Market | |
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| Homelessness and Affordable Housing | |
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| Who Are the Homeless? | |
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| Why Are So Many People Homeless? | |
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| Changing Approaches to Housing the Homeless | |
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| Affordable Housing and Housing Fifst | |
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| Inclusionary Housing: Using the Market to Create Affordable Housing | |
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| What Is Inclusionary Housing? | |
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| The Legal Status of Inclusionary Housing | |
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| Economics of Inclusionary Housing | |
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| Making Inclusionary Housing Work | |
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| Policies, Politics, and the Future of Affordable Housing in the United States | |
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| Drivers of Housing Policy Change | |
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| Shaping Future Affordable Housing Policy | |
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| Appendix: Resources for Further Information | |
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| Index | |