本文试图通过全面回顾和考察房地产开发商在美国城市更新运动中的作用，探讨开发商对中心城市改造和美国城市化进程的影响，深入认识这一群体的特点和历史地位。
    

绪论概要论述了开发商与城市更新运动之间的关系，点明研究这一课题的意义，简要回顾了国内外学术界的相关研究和代表性观点，并对一些基本问题进行了说明。
    

第一章主要回顾从殖民地时期到二战结束的美国房地产开发历史，并梳理房地产开发商的发展变化过程，为下文的探讨提供背景基础。
    

第二章探讨20世纪上半期中心城市内出现的主要问题，分析人口的分散性流动、传统产业外流、城市住房短缺、居住区隔离问题、城市政府税负沉重等种因素对中心城市发展的不利影响。
    

第三章重点分析房地产开发商与中心城市困境之间的关系，指出开发商对郊区化的推动作用以及房地产业界的歧视政策影响了中心城市的发展，城市的衰败也使开发商开始积极推动内城的改造计划。
    

第四章论述房地产开发商在城市更新运动初期的表现，分析了开发商在1949年住房法制定过程中的与其他力量间的激烈争斗，以及该群体对这一时期改造项目的态度。
    

第五章主要阐述了在开发商推动下，更新运动中心向商业开发转变的过程，介绍和分析了开发商在写字楼热潮、商业综合开发、高速公路建设以及公共住房项目上的作用和影响。
    

第六章考察更新运动最后阶段政府政策的调整，以及开发商在新社区开发、绅士化运动、复兴城市零售业方面的新尝试。
    

第七章概括分析房地产开发商对更新运动的影响途径、著名房地产商的特性和共同点以及开发商对中心城市改造的正反两方面影响。
    

结语总结开发商的作用和特点，并提出对我国中心城市改造的几点启示。
     [英文摘要]：     

This dissertation, by tracing the role of American real estate developers in urban renewal, attempts to explore the influence of developers over both central city revitalization and urbanization of U.S., and highlight developers’ significance in American History.
    

The dissertation begins with an introduction which includes a review of the literature and a brief analysis on the critical links between the developers and Urban Renewal.
    

Chapter one looks back the history of real estate development in the U.S. before WWII, and demonstrates the evolution of developers. 
    

Chapter two analyzes the major troubles which confused the central cities in the first half of 20^th century. It emphasizes on the negative effects of decentralization of residents and industry, housing crisis, fiscal crisis and residential segregation.
    

Chapter three investigates the impact of the developers upon the decaying of central cities. It shows the role of developers on suburbanization, residential segregation, and their initial efforts in revitalizing the central cities.
    

Chapter four traces the performance of the developers in the initial stage of Urban Renewal. This chapter demonstrates the conflicts among developers and other forces during the making of 1949 Housing Acts and the developers’ view on the public housing.
    

Chapter five analyzes the role of developers in the second stage of Urban Renewal. With the promotion of developers, the focus of Urban Renewal was shifted to downtown commercial development. This chapter explores the influence of developers on office building boom of 1960s, commercial development, highway construction and public housing.
    

Chapter six examines the readjustment of Urban Renewal policy during the final stage. Besides the adjustment, some real estate developers try to use new communities, gentrification and festival markets as new tools for renewal. This chapter illustrates these innovations and their significance in the post-Urban Renewal era.
    

Chapter seven analyzes the developers’ strategy of influence on Urban Renewal, investigates three leading developers’ careers and characteristics, and explores the impact of real estate developers on central city revitalization.
    Epilogue summarizes the characteristics of developers, and provides some reference for urban administrations in China.