Dr. Gary Pivo works in the areas of responsible property investing, urban form, and sustainable cities. He holds professorships in the Planning Degree Program and the School of Natural Resources at the University of Arizona where he teaches courses on the land development process and sustainable cities. Pivo’s research has been cited by scholars in many different fields including urban studies, transportation, environmental studies, planning, public health, engineering, geography, economics, and more.

Previously, Dr. Pivo was Dean of the Graduate College, Director of Graduate Interdisciplinary Programs and Associate Dean of the College of Architecture, Planning and Landscape Architecture at the University of Arizona. In 2003 he was recognized as Administrator of the Year by the UA Graduate and Professional Student Council. He has also served as Chair of the Department of Urban Design and Planning and Director of the Interdisciplinary Group for the PhD in Urban Design and Planning at the University of Washington.

Professor Pivo has published extensively on responsible property investing, less auto dependent urban form, and sustainable urbanization. More recently he has been working on urban sustainability as it relates to water and mortgages. His research has been widely cited in scientific journals, text books, professional reports and government studies. In 2012, Dr. Pivo won the prestigious Legacy Award from the American Real Estate Society Journal of Real Estate Research for his paper Income, Value, and Returns in Socially Responsible Office Properties. His most recent work (with Xudong An of the Federal Reserve Bank of Philadelphia) examines the effects of sustainable property features on default risk in the CMBS market. He also recently completed a report on low income housing gaps in Pima County for Family Housing Resources, Inc. In 2015, Dr. Pivo was appointed Deputy Director of the Urban Water Innovations Network, a national Sustainability Research Network funded by the National Science Foundation. His work has formed the basis for market innovations including the Real Capital Analytics & Walk Score Commerical Property Price Indices, the first index to quantify the price value of walkability for commercial properties, and the Green/Sustainability Data Set produced by the National Council of Real Estate Fiduciaries that allows institiutional investors to monitor the financial performance of sustainable real estate.

Dr. Pivo has been invited to speak at meetings convened by leading organizations and institutions including the United Nations, BOMA Intl., the US and World Green Building Councils, the National Science Foundation, the National Building Museum, the Urban Land Institute, the National Trust for Historic Preservation and the Tokyo Institute of Technology. His comments on urban planning have been carried by The Economist, The New York Times, The Christian Science Monitor, National Public Radio and dozens of other local and national publications. 

Professor Pivo has an extensive record of consulting and public service including work as the Special Assistant to the Governor’s Growth Strategy Commission (Washington), which laid the groundwork for the Washington State Growth Management Act. He was also co-founder and Advisor to the UN Environment Programme Finance Initiative Property Working Group, co-founder and President of 1000 Friends of Washington (now Futurewise) and co-Founder of the Responsible Property Investing Center (now the ULI RPI Council). He has served on committees for many leading organizations including the World Green Building Council, the Congress for New Urbanism, the Global Reporting Initiative, the Initiative for Responsible Investment at Harvard University, and the National Institute of Building Sciences. Dr. Pivo is an alumnus of the U.S. Presidential Management Fellows Program and holds a B.A. in Social Ecology from the University of California, Irvine, a Master’s in Regional Planning from Cornell University, and a Ph.D. in City and Regional Planning from U.C., Berkeley.


  • Professor Gary Pivo  is recognized in a new national property index. Real Capital Analytics, one of the... Read More
  • The Natural Resource Defense Council, one of America's most important environmental organizations, has published a new... Read More
  • Gary Pivo's AwardsSenior Research Fellow, Homer Hoyt Institute, 2012-13American Real Estate Society Legacy Award, for... Read More
  • Professor Pivo to Speak to UN Group in SwitzerlandPlanning Professor Gary Pivo will be speaking on October 16... Read More
  • Planning professor Gary Pivo will be advising at the United Nations Environmental Programme Finance Initiative ... Read More
  • Fannie Mae has published the second in a series of papers on the multifamily housing market that are being developed by Hoyt... Read More
  • Dr. Gary E. Pivo speaks in Kansas City, Mo for the Mid-America Regional Council on Sustainable Real Estate Development. It... Read More
  • Gary Pivo Part of World Green Building Council ReportPlanning Professor Gary Pivo was part of the steering committee for the... Read More
  • Fannie Mae engaged Hoyt Advisory Services (HAS) to conduct a study examining the energy efficiency of multifamily housing... Read More


PDF icon The Triple Bottom Line & Sustainable Economic Development, 2016.pdf317.69 KB
PDF icon Sustainable Development and Real Estate Financing - Evidence from CMBS Loans.pdf139.77 KB
PDF icon Gap Analysis of Affordable Housing in Pima County_Printable without Map Folio.pdf1.87 MB
PDF icon Gap Analysis of Affordable Housing in Pima County Final Report_Map Folio.pdf4.08 MB
PDF icon Default Risk of Securitized Commercial Mortgages and Sustainability Features, 2015.pdf503.78 KB
PDF icon Walk Score and Mortgage Default, 2014.pdf224.8 KB
PDF icon Triple Bottom Line Tool For Economic Development, 2014.pdf6.05 MB
PDF icon The Effect of Sustainabiity Features on Mortgage Default Prediction and Risk in Multifamily Rental Housing, 2013.pdf273.81 KB
PDF icon The Definition of Affordable Housing, 2013.pdf271.97 KB
PDF icon Triple Bottom Line Economic Development Tool, 2012.pdf141.64 KB
PDF icon The Walkability Premium in Commercial Real Estate Investments, 2011.pdf233.08 KB
PDF icon Toward SRPI Indices, 2011.pdf404.49 KB
PDF icon Income, Value, and Returns in Socially Responsible Office Properties, 2010.pdf2.58 MB
PDF icon Owner-Tenant Engagement in Responsible Property Investing, 2009.pdf1.44 MB
PDF icon Social and environmental metrics for US real estate portfolios, 2009.pdf166.43 KB
PDF icon Sustainable and Responsible Property Investing, 2008.pdf818.23 KB
PDF icon Full Report - Responsible Property Investing, What the Leaders are Doing, 2008.pdf1.96 MB
PDF icon Responsible property investment criteria, 2008.pdf179.96 KB
PDF icon Building Responsible Property Portfolios, 2008.pdf397.27 KB
PDF icon CEO Briefing - Responsible Property Investing_What the Leaders are Doing, 2007.pdf805.34 KB
PDF icon Doing Good and Doing Well, 2007.PDF83.08 KB
PDF icon Second RPI Conference Report, 2007.pdf161.43 KB
PDF icon Exploring Responsible Property Investing a Survey of American Executives, 2007.pdf132.33 KB
PDF icon Weekly Diamond Interview, 2007.pdf250.66 KB
PDF icon First RPI Conference Report, 2006.pdf142.71 KB
PDF icon Patient Capital & School Trust Real Estate Programs, 2006.pdf483.8 KB
PDF icon Responsible Property Investing, 2005.pdf210.67 KB
PDF icon Is there a future for SRPI, 2005.pdf134.28 KB
PDF icon Responsible Property Investing, What the Leaders are Doing.pdf1.96 MB
PDF icon Considerations in the Decision to Apply, 2005.pdf129.65 KB
PDF icon Creating Compact & Complete Communities, 2005.pdf87.96 KB
PDF icon Promising Economics, 2005.pdf1.41 MB
PDF icon Learning from Truckers about Urban Centers, 2002.pdf1.12 MB
PDF icon Minds, Migration, and Matriculation, 2000.pdf250.59 KB
PDF icon Regional Efforts to Achieve Sustainability in Seattle, 1998.pdf77.77 KB
PDF icon Jackson Conference Report, 1998.pdf48.55 KB
PDF icon Learning from Truckers 1997.pdf319.92 KB
PDF icon How Do You Implement Less Auto Dependent Urban Form, 1997.pdf1.89 MB
PDF icon Review of Office Location, 1997.pdf55.06 KB
PDF icon Toward Sustainable Urbanization, 1996.pdf1.44 MB
PDF icon Land Use Trends Affecting Auto Dependence in Washington's Metropolitan Areas, 1995.pdf3.12 MB
PDF icon Impacts of Mixed Use and Density on Modes of Travel.pdf593.59 KB
PDF icon Urban Goods and Intercity Freight Movement, 1995.pdf1.13 MB
PDF icon Fairand Balanced Approach to Property Rights Issues, 1995.pdf121.7 KB
PDF icon Relationships between land use and travel behavior in the Puget Sound Region, 1994.pdf1.95 MB
PDF icon Review of Growth Management, 1994.pdf332.57 KB
PDF icon A Snug But Fairly Comfortable Fit_ The Concept Of A Growth Boundary, 1994.pdf200.55 KB
PDF icon Taxonomy of Suburban Office Clusters, 1993.pdf1.16 MB
PDF icon Is the Growth Management Act Working, 1993.pdf1.9 MB
PDF icon US Supreme Court Amicus Brief of the Am Plng Assoc, 1992.pdf8.16 MB
PDF icon How do you Define Community Character, 1992.pdf350.86 KB
PDF icon A Strategic Plan for Research Urban Form Impacts on Travel Behavior, 1992.pdf442.71 KB
PDF icon Local Govt Plng Tools, 1992.pdf3.02 MB
PDF icon Guidelines for Encouraging Alternatives to Driving Alone, 1992.pdf191.48 KB
PDF icon Monitoring Growth Management, 1992.pdf2.61 MB
PDF icon Taking Stock of Growth Management in the US, 1992.pdf577.63 KB
PDF icon Seattle, Coping with Success, 1992.pdf982.69 KB
PDF icon Capping Impacts Instead of Development, 1991.pdf1.3 MB
PDF icon Toward Growth Mgt Monitoring, 1991.pdf2.71 MB
PDF icon Review of Alternative Tech, 1991.pdf117.65 KB
PDF icon Monitoring the Performance of the Washington State Transportation Policy Plan, 1991.pdf995.18 KB
PDF icon Review of Natural Landscape, 1991.pdf89.8 KB
PDF icon Physical Planning Thought, Retrospect and Prospect, 1990.pdf4.54 MB
PDF icon Rural Cluster Guidelines 1990.pdf300.64 KB
PDF icon The Net of Mixed Beads, Suburban Office Development, 1990.pdf3.11 MB
PDF icon Arrival of Performance Based Growth Mgt, 1989.pdf279.67 KB
PDF icon Review of Management Land Use Conflicts, 1989.pdf151.05 KB
PDF icon Physical Planning at Graduate Planning Schools, 1989.pdf756.62 KB
PDF icon More Office Space_A Reply to the Toothpaste Tube Argument 1988.pdf107.6 KB
PDF icon Use Value, Exchange Value and the Need for Public Land-Use Planning, 1984.pdf729.92 KB
PDF icon Preserving Livability, 1983.pdf2.51 MB
PDF icon Thinking About Growth, 1982.pdf7.58 MB
PDF icon Observations of a New Professional, 1981.pdf1.51 MB
Gary Pivo, PhD's picture

Office Location: CAPLA A303D
Curriculum Vitae