Exploring the Unseen Consequences of Gentrification on Houston's Neighborhoods
0 Million
people live in a gentrification vulnerable area
0%
Increase in median income in downtown areas since 2000
0 Areas
are experiencing low income displacement
rANK 0
in fastest gentrifying city in Texas
What is Gentrification?
Gentrification is a complex urban phenomenon characterized by the influx of middle- and upper-income individuals or groups into previously neglected or disinvested neighborhoods. This process leads to changes in the socio-economic landscape, resulting in increased property values, rent, and living costs, often leading to the displacement of lower-income residents. Gentrification also brings about a transformation in the cultural and social character of a neighborhood, impacting its unique identity and contributing to a dynamic interplay of economic, social, and spatial changes within the urban fabric.
Why is it a
Threat?
Gentrification is often as perceived as detrimental to neighborhoods due to its potential to displace longstanding residents are erode the social fabric of communities. As wealthier individuals move into an area, portray values tend to rise, leading to increased rent and property taxes. This economic shift can force lower-income residents out of their homes, disrupting established communities and diminishing cultural diversity. Small businesses, often vital to the character of a neighborhood, may struggle or close as rents soar. Gentrification can also contribute to the loss of affordable housing, exacerbating socio-economic inequality.
Gentrification
Criteria
A census tract is considered vulnerable to gentrification if it exhibits 3 out of the 4 characteristics compared to the county median in the base year:
1. A higher percentage of low-income households.
2. A higher percentage of non-white population.
3. A higher percentage of renter households.
4. A higher percentage of residents without a bachelor’s degree at the age of 25+.
Percent of Census Tracts in Harris County Vulnerable to Gentrification by Attribute and Time Period
This Figure shows a side by-side comparison of the share of Harris County’s census tracts that are or were vulnerable to gentrification and had a greater change than the county’s overall change by attribute and time period. For example, among Harris County’s 783 census tracts, more than 20 percent had experienced increases in median gross rent faster than the county average from 2000 to 2010,27 compared to 11 percent from 1990 to 2000. This suggests an acceleration in gentrification across Houston since 2000. This Figure also shows that socioeconomic and investment changes differ between the time periods, possibly indicating boom and bust periods, economic recessions, spikes in housing prices, natural disasters and recovery, etc. This indicates why it is important to look at the density of gentrified tracts by time periods.
Gentrification Occurs in many stages and intensities and can come in waves over time
Gentrification Development In Houston From 1990-2016
217 census tracts (28 percent of all tracts in Harris County) were gentrified sometime between 1990 and 2016. 36 tracts gentrified in the 1990s and 2000s such as the Washington Corridor and the Heights. Of these, 24 tracts were gentrified between 1990 and 2000.
The period between 2000 and 2010 saw the greatest change. We found 175 tracts gentrifying from 2000 to 2016. Of these, 87 tracts (11 percent) were gentrified between 2000 and 2010 but not afterward.
53 tracts (7 percent) gentrified between 2010 and 2016, and 35 tracts gentrified in both the 2000-2010 and 2010-2016 periods.
Population Demographics of iNDEPENDENCE hEIGHTS
Houston’s Independence Heights neighborhood, which more than a century ago became the first municipality in Texas to be incorporated by African Americans, is gradually losing its identity. Residents with deep roots there are being priced out by escalating property taxes, because land values also are increasing as developers invest in the community and new homes and businesses are built.
Historically Black Neighborhoods are loosing their identity
GENTRIFICATION ECONOMIC Divide OF
FACILITATES The AFFORDABLE HOUSING
Percent Change with Household Income and Housing Costs 2000-2016
Median Home Sales Price in Gentrified Areas
With affordable rental housing in high demand and intense competition, each community’s median housing sales price has skyrocketed.
In 2018, the median sales price of Fifth Ward ($279,900) and Independence Heights ($269,990) surpassed the county’s median sales price ($220,000). Third Ward’s median sales price ($201,040) was approaching the county’s median price, and Sunnyside ($148,950) also reflected a rising housing sales market. As a result, it has become more difficult for existing renters to buy a median-level home in these gentrifying communities.
Percent of renters paying more than 30% of household income on housing from 2000-2018
Gentrification in Harris County leads to a notable increase in the cost of living for its residents. As affluent individuals move into previously low-income neighborhoods, property values surge, resulting in higher property taxes for homeowners and increased rents for tenants. This rise in housing costs often forces long-time residents, who may already be financially strained, to either contend with unaffordable living expenses or seek housing alternatives in more affordable, albeit distant, areas. Consequently, the combination of escalating housing expenses and a surge in the cost of essential commodities exacerbates economic disparities and threatens the socio-economic fabric of Harris County’s gentrified communities.
Low Income areas are seeing an Increased Costs of living
Now that you know the costs....
Are you willing to pay for it?
visit www.wardoff.org to learn how to protect your community against gentrification.
1. Choudary, Wendie, et al. Neighborhood Gentrification Across Harris County: 1990 – 2016, ricegis.maps.arcgis.com/apps/Cascade/index.html?appid=bd4e77b646f6494ea1711bb381cf8fc5.
2. Park, John. “Houston’s Historic Black Neighborhoods See Significant Demographic Shifts as They Confront Gentrification: Kinder Institute for Urban Research.” Rice University , Kinder Institute for Urban Research, 4 Aug. 2021.
3. Choudary, Wendie, Jie Wu, et al. Rice University, Houston, TX, 2018, Neighborhood Gentrification Across Harris County 1990-2016.
4. Park, John, and Luis Guajardo. Rice University, Houston, TX, 2021, Re-Taking Stock: Understanding How Trends in the Housing Stock and Gentrification Are Connected in Houston and Harris County.