Special Briefing

Volcker Alliance & Penn IUR

Brought to you by the Volcker Alliance and the University of Pennsylvania Institute for Urban Research, Special Briefing examines the fiscal conditions of cities, counties, and states since the arrival of COVID-19 and how they’re impacted by decisions from Washington. We bring federal, state, and local government leaders together with prominent researchers, economists, and investors to reflect on today’s most salient and critical public finance issues. Be sure to subscribe to Special Briefing to stay up to date on the world of public finance. Learn more about the Volcker Alliance at: volckeralliance.org Learn more about Penn IUR at: penniur.upenn.edu Connect with us @VolckerAlliance and @PennIUR on Twitter, Facebook and LinkedIn Special Briefing is published by the Volcker Alliance, as part of its Public Finance initiatives, and Penn IUR. The views expressed on this podcast are those of the panelists and do not necessarily reflect the position of the Volcker Alliance or Penn IUR. Special Briefing is made possible by funding from The Century Foundation, the Volcker Alliance, and members of the Penn IUR Advisory Board.

  1. FEB 26

    Special Briefing on Addressing the Housing Crisis: Innovative Solutions from Across America

    From repurposing underused office buildings and shopping centers to making sweeping changes in zoning, cities from coast to coast are taking concrete steps to increase housing construction. Moderated by William Glasgall, Volcker Alliance Public Finance Adviser and Penn IUR Fellow, and Susan Wachter, Co-Director of the Penn IUR and Wharton Professor of Real Estate and Professor of Finance, join our Special Briefing expert panel as we discuss what the nation can do to alleviate housing shortages—one of the most critical issues facing the US economy in 2026. Speakers include: • Hannah Blitzer, Housing Sector Lead, S&P Global Ratings • Eric Goldywn, Program Director and Clinical Assistant Professor, Transportation and Land-Use, Marron Institute of Urban Management, New York University • Laurie Goodman, Institute Fellow and Founder of the Housing Finance Policy Center, The Urban Institute • Paul Steenhausen, Principal Fiscal & Policy Analyst, California Legislative Analyst's Office NOTABLE QUOTES Blitzer: “Our view is that the affordable housing sector will continue to grapple with a long-standing imbalance between limited supply and mounting demand. In the last year, home prices have stabilized slightly, but with inflation outpacing wage gains, we do expect the pressure on low-income households will continue to intensify.” Steenhausen: “I have 120 bosses, we like to say, in the Senate and Assembly. What have they been doing about it? There's a number of recent laws that makes it easier to build accessory dwelling units, ADUs, and making it more of a ministerial action if these ADUs meet a set of pre-established criteria, so it's not subject to discretion by local governments.” Goldwyn: “In New York, more than 50% of New Yorkers qualify as rent burdened, meaning that they spend more than 30% of their income on rent, and so we thought maybe we could combine the transportation goals and the housing goals to sort of make a better plan and tackle affordability more directly, so if we want to catalyze development, we think you have to expand the subway as we did more than 100 years ago.” Goodman: “The average family today buying the average house at today's interest rates, putting 3.5% down, will spend 34.7% of their income on their mortgage payments, taxes, and insurance. The average since 2000 has been 28%, so the reason housing is so unaffordable is because we have an acute housing supply shortage, which drives up both home prices and rents.” Goodman: “In 2024, ADUs were close to 20% of new housing units produced in the state of California. The rate of single-family homes with ADUs nationwide is 1.2%. It's 2.9% for California as a whole, and 4.6% for LA. If the country had the same rate of ADUs as California, we'd add 1.5 million units. If we had the same rate as LA, we would add 3 million units. This would go a long way toward closing the supply-demand gap. California has already given us the playbook to do this.” Blitzer: “I think that housing finance agencies are a great example of how states can be funneling more funding towards affordable housing. Often, HFAs are state entities and they're ultimately financially self-sufficient with the bonds they issue, but they do often also have strong relationships with the states that they're in, and in certain states, will get an additional allocation of funding from the state.” Steenhausen: “As far as housing for low-income people and extremely low income in California, there's only 24 units of housing that's available and affordable for every 100 extremely low-income households. And so it's almost like that game when we were kids of musical chairs. There's just not enough chairs, and so I think California needs to make sure we're leveraging the federal tax credits.” Goodman: “The solution to the affordability crisis is more supply. It would obviously be great to build more affordable. That oftentimes requires subsidy, but building more of anything helps bring down prices and rents.”

  2. FEB 4

    Special Briefing on The Year Ahead for Cities

    Eighty percent of Americans live in urban areas, and for them, 2026 is likely to be a year of immense change as the federal government quickens the pace of trillions of dollars in funding cuts to cities, counties, and states expected over the next decade. Moderated by William Glasgall, Volcker Alliance Public Finance Adviser and Penn IUR Fellow, and Susan Wachter, Co-Director of the Penn Institute for Urban Research and Wharton Professor of Real Estate and Professor of Finance, our expert panel from government and Wall Street will dissect how urban America and its leaders will cope with this new brand of fiscal federalism. Speakers include: • Janet Cowell, Mayor of Raleigh, North Carolina • Fitzroy Lee, Deputy Chief Financial Officer and Chief Economist, Office of the Chief Financial Officer, District of Columbia • Sarah Parker, Senior Research and Strategy Officer for Infrastructure, Environmental and Economic Analysis, New York City's Independent Budget Office (IBO) • Nicholas Samuels, Senior Vice President, US Public Finance at Moody's Ratings and • Matthew Stitt, Managing Director, PFM Group Consulting LLC. NOTABLE QUOTES Cowell: “We feel optimistic that we're a growing community with a number of levers and ways we can accommodate that growth, good finances, but the risk does become that federal relationship and how they look at cities and fund cities. Parker: “The relationship of a city and a state is becoming even more crucial, and even that dynamic has shifted as the relationship between the federal government and states and cities has really become much more tenuous. […] Our partnerships with Albany, both Governor Hochul and the state legislature, are more important than ever.” Lee: “As the nation's capital, of course, we host a disproportionate amount of federal jobs. And so the federal workforce downsizing presents the biggest challenge to the district's economy for the year ahead.” Lee: “[The city] budget anticipated the fiscal impact of the federal workforce reduction and incorporated a revenue reduction of about $300 million per year. That's about 3% of the district's $11 billion local source revenue.” Stitt: “In regard to the funding challenges, many cities and/or counties are preparing for how to maintain service delivery despite federal cuts. This is partially being reflected in budgeting five-year plans/forecast by some cities placing more money into their reserves.” Samuels: In 3 of the 10 largest U.S. Cities, the combination of rent and childcare, transportation, and taxes consume more than 60% of household income. So, those kinds of rising living costs […] dampen consumer spending, they reduce tax revenues, they can influence migration patterns and workforce availability.” Parker: “The longer term [issue] is how a government itself addresses its own adaptation needs relative to its physical climate risk.” Cowell: “In North Carolina and in many states in the South, the State General Assembly has a lot of authority and power, and they have taken away a number of revenue sources for local government […] They are setting the rules, and it definitely impacts how we do our job as mayors.”

  3. JAN 9

    Special Briefing on the Outlook for 2026: How States & Cities Will Adapt to Wrenching Change

    As a year marked by fiscal uncertainty and shifting federal priorities comes to a close, state and local governments are grappling with structural changes. For a discussion of how federal retrenchment, artificial intelligence(AI)-driven growth, and sharply rising municipal market borrowing market will shape state and local finances in the year ahead, Penn IUR and the Volcker Alliance convened a panel of experts for “Special Briefing on the Outlook for 2026: How States & Cities Will Adapt to Wrenching Change” on December 16, 2025. William Glasgall, Penn IUR Fellow and Public Finance Adviser at the Volcker Alliance, and Susan Wachter, Co‑Director of Penn IUR, co‑hosted the Special Briefing. Panelists include: • Torsten Slok, Partner and Chief Economist at Apollo Global Management • Matt Fabian, Partner at Municipal Market Analytics • Eric Kim, Senior Director for U.S. Public Finance Ratings at Fitch Ratings NOTABLE QUOTES Slok: “The outlook for 2026 is actually beginning to look better and better. GDP growth will begin to accelerate over the coming quarters, and perhaps most importantly for this conversation and for muni bonds, the level of yields and the level of inflation are likely going to stay higher for longer, simply because we still have an inflation level that is at around 3%, not quite back to the Fed's 2% target.” Slok: “the trade war was dragging things down, but at the same time, AI and data center build-out was pushing things in the opposite direction” Slok: “the biggest risk to this outlook is that it comes with a likelihood that the Federal Reserve will have to come back and raise interest rates again.”  Fabian: “I am optimistic that issuance will continue to grow. We think that there's going to be another record year ahead of us in 2026, as far as dollars of bonds sold. We think that the market will internally remain well lubricated, with nice flows of investor cash into the sector.” Fabian: “bullish on issuance, bullish on distribution, less bullish on prices.” Kim: “Our sector outlook for U.S. state and local governments in 2026 is neutral. We expect credit conditions to be generally in line with the environment we saw in 2025. That doesn't mean it's entirely benign, and it doesn't necessarily mean things will be easy.” Kim: “our house view is still for economic growth. We don't anticipate a recession…but there’s definitely risk there. We're anticipating 1.9% economic growth for 2026, picking up a little bit in 2027 at 2.1%.” Fabian: “State and local governments will have the option of backfilling federal spending withdrawals, and that is likely to happen in many cases. State and local taxes rising in order to help pay for this is a given.” Kim: “There are going to be more challenges in having state governments really fill all the holes that are potentially going to be left.” Glasgall: “To paraphrase [Supreme Court] Justice Louis Brandeis in the 1930s, states are the laboratories of democracy. We're going to see different solutions emerge. AI is going to be part of this in delivering services. We're going to see different ways to deliver services at a lower cost… There are going to be a lot of opportunities for experimentation and creativity.”

    55 min
  4. 11/28/2025

    Special Briefing: AI in Government—More Efficiency but Fewer Workers?

    The launch of ChatGPT in 2022 sparked an “AI arms race” with trillions of dollars in investment and profound implications for productivity and employment. For a discussion of how generative AI and related technologies are reshaping public sector operations, workforce needs, and infrastructure planning, Penn IUR and the Volcker Alliance convened a panel of government, academic, and industry experts for “Special Briefing on AI in Government—More Efficiency but Fewer Workers” on November 20, 2025. William Glasgall, Penn IUR Fellow and Volcker Alliance Public Finance Adviser, Susan Wachter, Co- Director of Penn IUR and Wharton professor, and our expert panel discuss the state of America’s infrastructure and how some states are developing strategies to better identify and fund needed investments. Panelists include: • Jon Hartley, Policy Fellow, Hoover Institution • Leigh Palmer, Vice President, Google Public Sector LLC • Megan Kilgore, City Auditor, City of Columbus, Ohio • Howard Neukrug, Executive Director, The Water Center at Penn and Professor of Practice, Department of Earth and Environmental Science, University of Pennsylvania • Thomas Sanchez, Professor, Landscape Architecture and Urban Planning, Texas A&M University NOTABLE QUOTES Hartley: “As of the end of September, about 37 percent of American workers claim to be using generative AI at work.” Hartley: “I think it's still a TBD in terms of what the overall labor market impact is going to be, but I think we're just in some of the early innings of what's a much longer baseball game.” Palmer: “We're just at the tip of the iceberg on the potential for this technology.” Kilgore: “We need more GOATs—not sheep. People who are curious, courageous, and willing to climb into unfamiliar terrain as technology reshapes how we’re constantly working and ultimately serving the public.” Kilgore: “We need to view building human infrastructure as well as investing in forward-thinking AI technology as on the same level of vitality as investing in that traditional form of hard infrastructure… Equally as important, governments have to start investing in the skills necessary to allow our public sector leaders and our workers here to really use those tools well: data literacy, ethical reasoning, and creative problem solving. I do believe AI will absolutely redefine public service.” Neukrug: “AI-powered digital twins can simulate entire water networks, helping planners test technologies virtually before real-world deployment, saving time and resources.” Hartley: “Conditional on using generative AI to complete a task, roughly two-thirds of the time that would traditionally be dedicated to that task is saved."

  5. 10/24/2025

    Strategies for Closing the US Infrastructure Gap

    From the deteriorating Gowanus Expressway in Brooklyn, New York, to the aging dams that supply about 70 percent of California’s water, America’s public infrastructure is badly in need of fixing. The nation is estimated to have accumulated about $1 trillion in deferred infrastructure maintenance, and even more will be needed to rebuild or retrofit roads, water plants, schools, and electrical grids to withstand the punishments of increasingly extreme weather. William Glasgall, Penn IUR Fellow and Volcker Alliance Public Finance Adviser, Susan Wachter, Co-Director of Penn IUR and Wharton professor, and our expert panel discuss the state of America’s infrastructure and how some states are developing strategies to better identify and fund needed investments. Panelists include: • Geoffrey Buswick, Managing Director & Sector Leader in U.S. Public Finance, S&P Global Ratings • Camila Fonseca Sarmiento, Director of Fiscal Research, Institute for Urban and Regional Infrastructure Finance • Hughey Newsome, Chief Financial Officer, Sound Transit • Leslie Richards, Professor of Practice, City and Regional Planning, Weitzman School of Design and Former CEO of SEPTA • Fatima Yousofi, Senior Officer, The Pew Charitable Trusts. NOTABLE QUOTES Notable Quotes -Fatima Yousofi: “Just like we've seen with public pension underfunding in the past, these hidden costs can quietly accumulate for years until they really start crowding out spending priorities and straining government budgets.” -Fatima Yousofi: “Pew's research shows that states have accumulated more than $105 billion in unmet road and bridge repair needs since 1999. And at the same time, the EPA estimates that we might need to spend another $1.2 trillion over the next 20 years to modernize our drinking water, wastewater, and stormwater systems.” -Camila Fonseca Sarmiento: “In recent years, there has been an increase in the funding sources that are available to address deferred maintenance. I'm not saying that there is funding that is high for deferred maintenance. Actually, when we look into the 10 case studies, the funding that is allocated for deferred maintenance only covers 4% of the total need, so that is very low.” -Geoffrey Buswick: “In 25, we're on track for nearly $600 billion in municipal bond volume, and that is an all-time high mark after last year, which was also an all-time high mark.” -Geoffrey Buswick: “So, in the industry, we've become accustomed to federal government incentivizing capital projects through regulations, grants, project matching funds, but as these tools are being curtailed or cut at the federal level, more of the costs are likely to fall to other levels of government. This could further challenge this needed upkeep in spending. And at a time when the American Society of Civil Engineers is estimating about $3.7 trillion of capital needs above current funding levels over the next 10 years, simply to get to a level of good repair?” -Leslie Richards: “you can't maintain your way out of a 50-year-old fleet. At some point, the equipment simply needs to be replaced. And that's where the financial pressure comes in.” -Leslie Richards: “I often describe it this way, using capital funds for operations is like using your roof repair fund to pay the light bill. It keeps things working today, but the storm is still coming, and you need a strong roof. And SEPTA is not alone in this. Agencies all over the country are being forced into the same trade-offs.” -Leslie Richards: “we can't keep running 21st century service on 20th century equipment with 19th century funding models. We have to build a new approach, one that values reliability, transparency, and safety of the people who ride and operate these systems every day.” -Hughey Newsome: “agencies, as best as they can, have to think through how do you find other stable sources, given that, there's always going to be volatility coming from Washington.”

  6. 10/09/2025

    Special Briefing on the Muni Debt Boom: Record Borrowing Amid Budget Strains

    William Glasgall, Penn IUR Fellow and Volcker Alliance Public Finance Adviser, Susan Wachter, Co-Director of Penn IUR and Wharton professor, and our expert panel address the record-shattering boom in state and local borrowing even in the face of federal spending cuts and pressure on budgets. How long the boom will continue in the face of conflicting federal, state, and local priorities will be the big question for investors and governments over the coming year. Panelists include: • Matt Fabian, President, Municipal Market Analytics • Fitzroy Lee, Deputy Chief Financial Officer and Chief Economist, Office of the Chief Financial Officer (OCFO) • Vikram Rai, Portfolio Manager and Macro Trader, First New York and former Head of Municipal Markets Strategy at Wells Fargo • Sheila Weinberg, Founder and CEO, Truth in Accounting and • Mark Zandi, Chief Economist, Moody's Analytics. NOTABLE QUOTES Notable Quotes -Mark Zandi: “This is the first time I can recall where all those indicators are screaming, we’ve got a problem.” -Matt Fabian: “The Muni market has a chance to be part of the solution to make it not as bad as it might otherwise be.” -Sheila Weinberg: “The strength in the bond market is impressive but potentially misleading…this heightens the risk to investors and to taxpayers.” -Vikram Rai: “I never really believed the Fed was independent. I think there is an element of politics that goes on there… Once the President has control of the Fed, they can maneuver the yield curve.” -Fitzroy Lee: “The downsizing would cost the District about $300 million in revenue losses per year, about 3% of our own source revenue.” -Mark Zandi: “For every percentage point increase in the effective tariff rate, it adds about 10 basis points to inflation…and reduces GDP by 7-8 basis points.” -Matt Fabian: “On the demand side, the Muni market has been functioning fantastically…So long as nominal yields are high enough, individuals will continue to buy the bond.”

  7. 05/20/2025

    Special Briefing on State Budgets: The Big Squeeze

    Join William Glasgall, Penn IUR Fellow and Volcker Alliance Public Finance Advisor, and Susan Wachter, Co-Director of Penn IUR and Wharton professor and our expert panel as we address the rapidly darkening outlook for state and local budgets and what this means for policymakers, taxpayers, and investors. Panelists include Jonathan Womer, Director, Rhode Island Department of Administration; Emily Brock, Director, Government Finance Officers Association Federal Liaison Center; Shelby Kerns, Executive Director, National Association of State Budget Officers; Vikram Rai, former Head of Municipal Markets Strategy, Wells Fargo; Teryn Zmuda, Chief Economist, National Association of Counties. As the widely adopted July 1 start of their new fiscal year approaches, many states are facing fiscal challenges that few governors were anticipating as they delivered their annual budget messages only a few months ago. Even though states started 2025 projecting healthy cash reserves of almost $300 billion, that cushion will be tested by the Trump administration's suspension of tens of billions of dollars in U.S. grants as well as potential cuts by Congress to federal Medicaid funds. A possible threat to the federal tax exemption on most municipal bonds, the impact of a global tariff war, and the rising likelihood of a U.S. recession will also further constrain state and local budgets even as several years of record post-COVID federal stimulus comes to an end. Notable Quotes: “Other budget pressures that states are grappling with right now include education and housing affordability. On the revenue side, we have a slowing economy, as well as the impact of tax reductions that have slowed revenue growth.” - Shelby Kerns “State and local governments themselves bear 75% of the cost of infrastructure in this country, and we do that by design. We like to make capital decisions locally. But we need to have the market to underpin those streets, clean water, schools, affordable housing, and so much more.” - Emily Brock “The real difficulty on the operational side for states right now is the uncertainty that’s coming out of Washington. As the [Trump Administration] proposes new executive orders, in particular cuts, and then the courts turn those around in a different way, you’re left with a lot of volatility from an operational perspective, trying to figure out how to plan and strategize going forward.” - Jonathan Womer “Another challenge which I believe is facing the muni market is a liquidity crisis. I worry that we could see more broker-dealer exits from the muni market, which would hamper liquidity very adversely.” - Vikram Rai Be sure to subscribe to Special Briefing to stay up to date on the world of public finance. Learn more about the Volcker Alliance at: volckeralliance.org Learn more about Penn IUR at: penniur.upenn.edu Connect with us @VolckerAlliance and @PennIUR on Twitter, Facebook and LinkedIn Special Briefing is published by Penn IUR and the Volcker Alliance, and made possible by funding from The Travelers Institute. The views expressed on this podcast are those of the panelists and do not necessarily reflect the position of the Volcker Alliance or Penn IUR.

    54 min
  8. 04/28/2025

    Special Briefing | Mayors under Stress: Financing Local Development around the World

    Cities around the world are facing a host of challenges. As the Organization for Economic Cooperation and Development observed recently, "places are rethinking how to stay competitive on the global stage. Technological change, the green transition and shifting global value chains are reshaping local economies." Join Eugenie Birch, Co-Director of Penn IUR, and William Glasgall, Penn IUR Fellow and Volcker Alliance Public Finance Advisor, as our panel of current and former global mayors examine what cities should do now to set their future agendas for growth and shared prosperity. Speakers include Steve Adler, former Mayor, Austin, Texas; Stephanie Miner, former Mayor, Syracuse, New York; Nasiphi Moya, Mayor of Tshwane, South Africa; and Jaime Pumarejo Heins, former Mayor of Barranquilla, Colombia. Notable Quotes: “Today, the (Barranquilla) waterfront gets 10 million people visiting a year, from all types of places, from all of the socioeconomic strata of the city. It paid for itself because when we reappraised the land around it, within seven years, we were able to recuperate the investment." - Jaime Pumarejo Heins “As a city, we must be creative about how we fund our needs. We want to ramp up revenue collection, but we don’t want to do that without taking care of the root cause, which is economic growth.” - Nasiphi Moya (Syracuse, New York, is currently facing) “a $27 million deficit—and that’s with a 2 percent tax increase. Normally, when this kind of thing happens, you would turn to the state or even the federal government to ask for help. But given the uncertainty that’s going on with the federal government, and this idea that there’s a recession, there’s not going to be that kind of aid coming through.” - Stephanie Miner (The [Austin, Texas] city council is) “projecting a $13 million shortfall this year, projected to go up to $35 million in the next couple years. We have stagnant sales tax revenue and a property tax revenue constraint imposed by our legislature.” - Steve Adler Be sure to subscribe to Special Briefing to stay up to date on the world of public finance. Learn more about the Volcker Alliance at: volckeralliance.org Learn more about Penn IUR at: penniur.upenn.edu Connect with us @VolckerAlliance and @PennIUR on Twitter, Facebook and LinkedIn Special Briefing is published by Penn IUR and the Volcker Alliance, and made possible by funding from The Travelers Institute. The views expressed on this podcast are those of the panelists and do not necessarily reflect the position of the Volcker Alliance or Penn IUR.

    54 min

Ratings & Reviews

5
out of 5
3 Ratings

About

Brought to you by the Volcker Alliance and the University of Pennsylvania Institute for Urban Research, Special Briefing examines the fiscal conditions of cities, counties, and states since the arrival of COVID-19 and how they’re impacted by decisions from Washington. We bring federal, state, and local government leaders together with prominent researchers, economists, and investors to reflect on today’s most salient and critical public finance issues. Be sure to subscribe to Special Briefing to stay up to date on the world of public finance. Learn more about the Volcker Alliance at: volckeralliance.org Learn more about Penn IUR at: penniur.upenn.edu Connect with us @VolckerAlliance and @PennIUR on Twitter, Facebook and LinkedIn Special Briefing is published by the Volcker Alliance, as part of its Public Finance initiatives, and Penn IUR. The views expressed on this podcast are those of the panelists and do not necessarily reflect the position of the Volcker Alliance or Penn IUR. Special Briefing is made possible by funding from The Century Foundation, the Volcker Alliance, and members of the Penn IUR Advisory Board.