Gentrification in Bay Ridge

We examined the development of gentrification in Bay Ridge. This unique neighborhood  presented an interesting challenge at first glance in trying to determine if Bay Ridge is in fact undergoing gentrification.  What we noticed during our time studying the neighborhood is that it seems to be a place of dual identities marked with as much diversity as there is separation between the different economic and ethnic groups. In other words, the world of wealth and leisure coincides with an immigrant society.

==General Observations==

===Demographic Concentrations===

The first thing we noticed as we walked through the neighborhood was the different ethnicity of the people who were living there. However, they were also distinctly concentrated in different areas. Eastern Asians were concentrated north towards Sunset Park. Arabs and other people of Middle Eastern decent were heavily concentrated around 80^th street, mainly around 4^th and 6^th avenue. White Europeans, most of who have lived in the neighborhood for many generations, live in the wealthier western sections of Bay Ridge, past Colonial Drive to Shore Drive.

What is interesting about the clustering of ethnic groups into distinct areas is that it was also reflect the clustering of residents with the same economic situations. It is not to stay that there were no Asians or Arabs living in the high-income section of Bay Ridge or that there were no whites living in lower income areas. However it is very noticeable that the areas with clusters of Asians and Arabs were also places of lower income when compared to white majority-areas near Shore Drive. One of the ways we found this to manifest itself is in the types of cars people owned. As one walks east to west, Mercedes, BMW, Audi, and Lexus luxury cars, which can cost up to one hundred thousand plus, replaced the older generation of Toyotas and Buicks.

 

===Housing Disparities===

West of Colonial Drive, the housings are newly renovated with garages and patios. Some were also newly built with large glass windows and marble columns that made it feel more like walking through Beverly Hills than a neighborhood in Brooklyn. Hired lawnmowers and gardeners were also a common sight, especially since it was spring when we did our walks through the neighborhood.

This is very different when one walks along 6th avenue or the streets near Sunset Park to the North. Litter becomes much more noticeable and the buildings are either mostly pre-war apartment housing, identifiable by the large courtyard in the middle of the building, or townhouses.

 

===3rd and 5th Avenue-The Main Commercial Strips===

The socioeconomic differences between the smaller neighborhoods in Bay Ridge were blurred when we looked at the two main commercial strips in the neighborhood, which is 3^rd and 5^th Avenue. We originally thought that the difference in income levels would also manifest itself in the types of restaurants and shops in the commercial area. 3^rd Avenue, being closer to the wealthier areas, would have more gourmet, leisure, and luxury shops. However this was not the case. Both avenues are very mixed in terms of the different stores available. There were many 99 cent shops or convenience shops.

At the same time, sometimes right next door would a gourmet pizza shop or Five-star restaurant. Spas, bars and restaurants have heavy presences in the neighborhood, meaning there is a fairly young customer base that has extra money to spend. The variation between the décor and the pricing was also big depending on whether it was a well-known eatery or a simple mom-and-pop diner. From observing the commercial areas we noted Bay Ridge is possibly in the process of gentrification as there is a mix of stores that cater to very different income demographics.

 

==Statistical Analysis==

===Housing Trends and Prices===

We took a look at housing data to see how the prices in the neighborhood fares in comparison to the borough in general. While real estate data (“Brooklyn average and median listing prices”)  showed higher average price per square feet in Bay Ridge when compared to the rest of Brooklyn, we decided to compare the selling price in the different neighborhoods within Bay Ridge. What we found was that listings in the wealthier areas near Shore Road and Colonial Drive were 150% to nearly 300% more expensive in terms of dollar per square feet than those near 80^th street and 6^th avenue. For example one listing (“Bay ridge and Fort Hamilton homes for sale) near Shore Road, 147 80^th Street was sold for $664 per square feet while a few blocks down, near the Arab section of Bay Ridge, 568 80^th Street was sold for $142 per square feet. Thus, average housing price is dependent on where in Bay Ridge the property is being sold and so it turned out to be not as reliable of an indicator as we had expected.

 

===Census Data===

We decided to focus on data from the U.S. census to help clarify the situation in Bay Ridge. We decided to look at change in the per capita income in Bay Ridge. We found that levels are actually higher than the surrounding neighborhoods (“Demographic Maps.”). Of course the highest income levels were still concentrated along Shore Road. Still, over the past 10 years, the per capita income levels have gone up in the eastern parts of Bay Ridge at a faster rate than in the surrounding neighborhoods outside of Bay Ridge.

We thought these observations were attributed to richer residents moving in.  The data in 2000 (“Demographic Maps.”) showed roughly the same income levels as areas outside of Bay Ridge. However, In later year Census estimates (“Demographic Maps.”) (Census FactFinder), income levels have risen in relation to other neighborhoods. This is why we thought richer residents were moving in.  But surprisingly, census data has shown a small decline in population within most of Bay Ridge, even in those areas that have experienced a growth in per capita income.  We theorize that what is probably taking place is that lower income people who can no longer afford living there are leaving Bay Ridge, and either about an equal number or fewer richer people are moving in to displace them.

==Interviews==

In trying to further investigate the presence of gentrification in the neighborhood of Brooklyn, we wanted to look into how Bay ridge has changed over the years in regards to housing. We figured a good way to do this was to interview a few real-estate agents.

Bayridge –Coldwell interview

Demasi Real-Estate

What is interesting to note from the interviews is that both agencies agree with each other on current trends despite the fact that one is towards the northern end of Bay Ridge while the other is located more towards the southern end of Bay Ridge.

The interviews provided some important insight to the new trends in Bay Ridge. While demand has decreased due to the housing crisis, the shift in the demographics of buyers towards young high income couples is notable when one considers that one of the hallmarks of gentrification. The influx of young professionals who want to settle down in a nice neighborhood to raise a family can drastically alter the neighborhood through the use of their income and education as leverage.

 

==Gentrification in Bay Ridge: Concluding Statements==

Both census data and the interviews point to the fact that while the population isn’t changing in terms of numbers, the overall wealth of Bay Ridge is increasing and at a faster pace than many other parts of Brooklyn. It is very likely that a stagnant population or small decrease is due to people with a lower income moving out, while people of a higher income move in (as we noted previously).  As we gathered from the interviews, younger and wealthier couples are starting to move in. Furthermore in our observations, we saw that while many ordinary ethnic convenient stores exist, they coexist with boutiques, Zagat rated restaurants, spas, and other dainty shops.  While gentrification may not have taken full course on the neighborhood of Bay Ridge, it has certainly played a role in the identity of the neighborhood.

 

==Sources and Citations==

“Bay Ridge & Fort Hamilton, Brooklyn Average and Median Listing Prices – Trulia.com.” Trulia –Real Estate, Homes for Sale, Sold Properties, Apartments for Rent. Web. 16 May 2011.<http://www.trulia.com/real_estate/Bay_Ridge_and_Fort_Hamilton-Brooklyn/5029/market-trends/>.

“Bay Ridge & Fort Hamilton Real Estate & Bay Ridge & Fort Hamilton Homes For Sale —Trulia.com.” Trulia – Real Estate, Homes for Sale, Sold Properties, Apartments for Rent. Web. 16 May 2011. <http://www.trulia.com/NY/Brooklyn,5029,Bay_Ridge_Fort_Hamilton/>.

“Census FactFinder – NYC Department of City Planning.” Web. 16 May 2011. <http://gis.nyc.gov/dcp/pa/address.jsp>.

“Demographic Maps.” Social Explorer. Web. 16 May 2011. <http://www.socialexplorer.com/pub/maps/map3.aspx?g=0>.

“Demographic Reports of United States 1790 to Present.” Social Explorer. Web. 16 May 2011.<http://www.socialexplorer.com/pub/reportdata/htmlresults.aspx?ReportId=R10064144>.

 

==Neighborhood Gallery==