PBS SoCal’s Won’t You Be My Gamer? Explores LA’s “Best” and “Worst” Cities With José Loya

Assistant Professor in Urban Planning José Loya recently appeared in two episodes on the Won’t You Be My Gamer? channel to take on the challenge of building both the “best” and “worst” cities and investigate how these characteristics are expressed in Los Angeles. 

Throughout the episodes, Loya and the co-hosts Elyse Willems and Nikole Zivalich, identified several key factors that influence whether a city thrives or struggles, including housing affordability and availability, unemployment rates, socioeconomic mobility, and access to quality education. Loya focused in particular on housing costs, connecting the game’s challenges to the ongoing housing crisis in Los Angeles. He discussed how disparities in homeownership eligibility contribute to social stratification, which he defined as “how society organizes socioeconomic classes.”

Loya emphasized that addressing these disparities requires expanding access to opportunities that support upward mobility, including high-quality education and affordable childcare. While acknowledging the difficulty of building a truly equitable city, Loya underscored the importance of maintaining hope and investing in systems that promote mobility.

Watch the full episodes here and here.

U.S. Inequality Through the Housing Lens: A Conversation with José Loya How race and policy continue to shape access to homeownership

by Peaches Chung

Homeownership is often framed as the American dream. For José Loya, it is also one of the clearest windows into how inequality is reproduced in American society. As an assistant professor of urban planning at UCLA Luskin, Loya examines how race, ethnicity, and structural inequities shape who has access to opportunity — and who doesn’t.

Loya’s interest in housing was sparked as an undergraduate at Brown University during the Great Recession, when countless families faced foreclosure.

“I was trying to understand why people were going into foreclosure and potentially losing everything,” he recalls. Working with a faculty mentor who specialized in homelessness and housing instability, he encountered the question that has guided his research ever since: How do we explain, and ultimately address, racial and economic inequality in the housing market?

Loya describes himself as a social stratification scholar. The patterns he uncovers aren’t new, discrimination in mortgage lending has been proven for decades, but his methods are.

Jose Loya stands smiling in front of the Public Affairs building at UCLA.

Professor José Loya

“I’m using modern statistical tools and richer, more comprehensive datasets than previous generations of researchers had,” he explains. “The findings may not be surprising — that whites and Asians tend to be the most advantaged in the mortgage market — but the nuance is different. I can show how inequality persists today, not necessarily in the same form as 50 or 70 years ago, but still present.”

Much of his recent work examines barriers that prospective homebuyers face in the post–Great Recession era, as well as the ways Latino subgroups experience the mortgage market differently. Traditional research often treats Latinos as a homogenous category, something Loya argues conceals important differences.

“Latinos are an ethnic group, not a racial group. There is tremendous diversity,” he says. “By drilling down into subgroups, we start to see how different racialized experiences among Latinos shape their access to homeownership.”

A Wealth-Building Tool That’s Slipping Out of Reach for Many

Homeownership remains the single largest vehicle for building wealth in the United States. But Loya’s research shows that the tool is becoming increasingly out of reach for the very communities who could benefit from it most.

“In the last decade and a half, home prices have grown much faster than wages or any measure of labor success,” he says. “Middle-class and lower-income families are being squeezed out.”

Add in rising interest rates, limited housing inventory, and skyrocketing demand, and a central question emerges: If homeownership is no longer accessible, how do families achieve upward mobility?

Loya points to a paradox at the heart of U.S. housing policy. “Our banks want you to be a homeowner. The tax system incentivizes it through the mortgage interest deduction, one of the largest subsidies in the U.S. tax code. But the financial risk is growing and making it less achievable for lower and moderate-income households. Today, those subsidies are being largely utilized by higher socioeconomic households.”

According to recent data, the homeownership rate for non-Hispanic white households sits around 73–74%, while Black households own homes at roughly 45–46%, and Hispanic/Latino households at about 50–51%. “Progress has been made,” Loya says. “But the gap is nowhere near closed.”

Why Research Matters Now More Than Ever

For Loya, UCLA Luskin offers the ideal environment to confront these challenges because the school engages students in opportunities for intersectional learning, bringing together perspectives from multiple specialties to tackle social, economic, and environmental challenges.

“Society doesn’t operate in silos,” he says. “If we’re talking about access to homeownership, we’re also talking about labor market insecurity, education access, local zoning, transportation, climate change — all of it.”

“Good research doesn’t always give you an answer. It shows you how much more work is needed to get to an answer.”

At a time when federal research funding faces threats and universities nationwide are navigating political pressures, Loya is direct about why research still matters.

“Universities don’t just study the problems of today,” he says. “We’re trying to anticipate the problems 20 or 30 years from now.”

His own work, he says, is less about providing immediate fixes and more about documenting how historical patterns of inequality still shape outcomes today — and will continue to shape them in the future if left unaddressed.

Preparing Students for Real-World Challenges

When asked what he hopes his students take away from his classes, his answer is clear but hard to explain.

“Problems are complicated,” he says. “Good research doesn’t always give you an answer. It shows you how much more work is needed to get to an answer.”

Rather than rushing toward solutions, Loya encourages students to sit with uncertainty and ask better questions about the systems shaping outcomes. “In my classes, it’s not necessarily about finding the solution,” he adds. “It’s really about understanding the problem.”

For Loya, that’s often where the work begins — with examining the forces that are often hidden in plain sight — and equipping students with the tools to question them.

Loya on Building Wealth through Homeownership

Housing prices have been on the rise over the past decade, making the prospect of homeownership inaccessible to many Americans. In light of this growing issue, a question has recently emerged: “Does homeownership really build wealth?” Experts seem to think so, and Assistant Professor of Urban Planning José Loya appeared on Marketplace to share his perspectives.

According to Loya, the accrual of wealth from homeownership primarily originates from mortgage interest deduction, a type of government subsidy that makes homeownership financially appealing. Socioeconomic disparities, however, impact this level of wealth accumulation. There has been found to be a disproportionately higher value of homes and wealth accumulation in majority-white communities compared to their minority counterparts. Cities with more job opportunities like Los Angeles also tend to have higher housing costs while places with fewer prospects tend to have lower costs, further exacerbating the issue.

“Homeownership can be a heavy burden if your job is unstable and your income fluctuates,” said Loya. With the uncertain future of both the job and housing market, Loya suggests exploring alternate means of building wealth, such as starting a business.

Wildfires Reshape Los Angeles’ Housing Market

UCLA Luskin Urban Planning Assistant Professor José Loya shared insights in a Washington Post article on how wildfires are reshaping the Los Angeles housing market. As the region faces increased fire risk, property values and sales trends have been shifting. “Wildfires have become a key factor influencing where people choose to buy and invest,” Loya explained, noting that areas previously considered desirable are now seeing fluctuating demand. His analysis underscores the growing intersection of climate change and housing policy, raising questions about long-term affordability and resilience in fire-prone communities.


 

Tearing Down Barriers to Homeownership

The podcast Policy Research and Poverty spoke to UCLA Luskin’s José Loya about his research on how race, gender and age affect access to mortgage credit. “Homeownership is the largest vehicle for creating wealth,” said Loya, assistant professor of urban planning. “It’s not small businesses. It’s not owning stocks or bonds. It’s actually the purchasing of a house.” Yet multiple barriers prevent certain demographic groups from accessing mortgages and achieving the multigenerational security that homeownership represents, his research shows. These inequities affect not just individual families but entire neighborhoods — the presence of quality schools, public transit, government services and high-opportunity jobs. Programs that expand homeownership opportunities in lower-income neighborhoods are not just about owning a piece of real estate, Loya said. “I always joke around that it’s not really about having the right to paint the wall or move my fence or whatever. It’s really about the opportunities that that home provides for that family.”


 

Hurdles to Breaking Into the Housing Market

A Washington Post article on millennials saving up to buy a home by living rent-free with family or friends cited José Loya, assistant professor of urban planning at UCLA Luskin. Record-high rental prices, along with student loan debt, car payments, child-care costs and other expenses, have tapped the finances of many young adults. Breaking into the housing market is particularly difficult for Black and Latino homebuyers, who have applied for mortgages at declining rates since the start of the pandemic, said Loya, who researches housing inequality. Such groups are disproportionately affected by rising home prices because they tend to have lower incomes. “They’re getting squeezed out,” he said. Loya also reviewed a Futuro Investigates project that found that financial institutions in New Jersey rejected Latino mortgage applicants at higher rates than their white counterparts between 2018 and 2022. Latinos who did get mortgages, meanwhile, paid higher interest rates than white borrowers on comparable home loans.


 

Racial Disparities in Mortgage Approval Rates

José Loya of the UCLA Luskin Urban Planning faculty spoke to CNN about disparities discovered in the mortgage approval rates at the largest credit union in the nation. CNN reported that Navy Federal Credit Union approved more than 75% of the white borrowers who applied for a new conventional home purchase mortgage in 2022, but fewer than 50% of Black borrowers who applied for the same type of loan. This is the widest disparity in mortgage approval rates between white and Black borrowers of any major lender, the news organization concluded. The disparities are alarming, said Loya, who studies racial gaps in mortgage approvals and reviewed CNN’s analysis. “It does surprise me that they’re doing significantly worse than other big lenders” because of Navy Federal’s status as a credit union, he added.


 

Loya’s Research on Mortgage Disparities Bolstered by New LPPI Study

A new study released by the UCLA Latino Policy & Politics Institute finds that racial disparities persist in homeownership within Los Angeles County. The report, part of a larger research project led by UCLA Luskin Assistant Professor of Urban Planning José Loya, is based on an analysis of pre-pandemic data from the Home Mortgage Disclosure Act. It reveals that despite anti-discrimination laws and regulations, households of color continue to face significant barriers to accessing low-cost mortgage credit, hindering their path to homeownership and exacerbating a racial wealth gap. The report highlights the central role of homeownership in wealth creation in the United States and emphasizes how limited access impacts households of color. The report’s author is Miguel Miguel, an urban planning student who is among a group of first-generation Latino scholars at LPPI helping to provide a more nuanced understanding of the housing market and the COVID-19 pandemic’s effect on racial disparities. Loya recently received two awards from LPPI that will support continuing research efforts aimed at improving the well-being of the country’s Latino population. “Dr. Loya’s research is a salient reminder that homeownership is not an option for the majority of Latinos because our creditworthiness is not equally valued by financial markets,” said Silvia R. González, a director of research at LPPI.


 

Loya on Racial Disparities in Mortgage Approval Rates

Assistant Professor of Urban Planning José Loya spoke to Markup about new data regarding ethnic and racial disparities in mortgage approval rates. For years, the mortgage industry has said financial factors, such as credit score and debt as a percentage of income, explain any racial disparities in loan approval rates. However, Markup investigated more than 2 million mortgage applications and found that lenders in 2019 were more likely to deny home loans to people of color than to white people with similar financial characteristics, even after controlling for 17 financial factors. “Lenders used to tell us, ‘It’s because you don’t have the lending profiles; the ethno-racial differences would go away if you had them,’” Loya said. Now that these financial factors have been made public through the Home Mortgage Disclosure Act, Loya concluded, “Your work shows that’s not true.” The report found that, nationwide, lenders were 80% more likely to reject Black applicants than white applicants with similar qualifications.