First Author:   Jan K. Brueckner University of Illinois at Urbana-Champaign jbrueckn@uiuc.edu   Department of Economics, University of Illinois, 1206 South Sixth Street Champaign, 61820, USA   (217) 333-4557(Phone) (217) 333-4557(Fax) http://www.cba.uiuc.edu/jbrueckn/