Where is Baltimore the most gentrified?

I continue to maintain that the term "gentrification" is not helpful. Yet, it is now used even in publications like "Governing". The real issue is the extreme bifurcation of our city into areas of disinvestment and those that are flourishing. The fact that some areas are added should be reason to celebrate and the concern should be how to bring additional areas into the fold of neighborhoods that receive new residents.

Comments on my Facebook page rightly pointed to the difficulties that come with such change, not all of those are good. If gentrification means cultural imperialism, i.e. that the newcomers dictate their culture that would be bad. Remington, one of the newly "gentrifying" areas hopefully remains an example where change is done sensibly and displacement remains an exception.


http://www.bizjournals.com/baltimore/blog/real-estate/2015/03/this-map-shows-the-gentrification-of-baltimores.html

Gentrification article in Governing

Baltimore Gentrification Maps and Data

To assess how gentrification has reshaped urban neighborhoods, Governing analyzed demographic data for the nation’s 50 most populous cities. Changes in several measures, described below, were calculated for each city’s Census tracts and compared to others throughout metro areas. While the methodology is similar to prior research on the subject, no universally accepted definition of gentrification exists.

Gentrification remains rare nationally. It did, however, greatly accelerate in many cities over the past decade. The following table summarizes the extent to which neighborhoods in Baltimore gentrified:

	Share of Eligible Tracts Gentrifying	Tracts Gentrifying	Did Not Gentrify	Not Eligible to Gentrify	Total Census Tracts
Since 2000	23.2%	39	129	32	200
1990-2000	9%	15	151	34	200

Source: Governing analysis of 2009-2013 American Community Survey, US2010 Longitudinal Tract Data Base

Gentrifying Census Tracts: These lower-income Census tracts experienced significant growth in both home values and educational attainment. To be eligible to gentrify, a tract's median household income and median home value needed to fall within the bottom 40th percentile of all tracts within a metro area at the beginning of the decade. Tracts considered to have gentrified recorded increases in the top third percentile for both inflation-adjusted median home values and percentage of adults with bachelors’ degrees.

Tracts Not Gentrifying: These Census tracts met eligibility criteria, but did not experience enough growth in educational attainment and median home values relative to other tracts within a metro area to have gentrified.

Not Eligible Tracts: These tracts, typically middle and upper-income neighborhoods, did not meet the initial criteria for gentrification. To be eligible to gentrify, a tract's median household income and median home value both needed to be in the bottom 40th percentile of all tracts within a metro area at the start of a decade. Tracts with less than 500 residents or missing data were also considered not eligible.

• Read Governing's national gentrification report
• Complete methodology
• Gentrification data for other cities
  
• Read Governing's gentrification coverage

Baltimore Gentrification Map: 2000 Census - Present

Compare the above map with those below from the ULI/NHT Partnership for building re-use in which Michael Powe showed correlations between income, age, age of buildings, "granularity" and "character score".

Age distribution from ULI/NHT study

Income distribution from ULI/NHT study