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  • Midwest Success Stories

    Most observers do not associate the Midwest with urban success, but quite the opposite in fact. But while there are plenty of places that are legitimately suffering, there are also plenty of success stories out there that don’t always get the mindshare or press they deserve.

    First on my list of Midwest success stories is Des Moines, Iowa. This is a smaller,, largely under the radar city, but it has emerged as one of the strongest performers anywhere in the United States. This city defines the term “easy living”, while still managing to be home to major industries like insurance. Being smaller has proven an asset here, as Des Moines has avoided many of the large scale boondoggles like pro sports stadiums cities sometimes engage in to try to prove they are “major league”.

    Instead of competing for bragging rights, Des Moines instead has grown its job base significantly during the “lost decade” of the 2000s. Between 2001 and 2009, it added over 25,000 jobs – a healthy 8.9% clip – and boasts a close to rock bottom (for these times) 6.5% unemployment rate. Des Moines metro grew its population at 15.5% between 2000 and 2008, nearly double the national average, belying the notion that no one wants to live in Iowa. Despite this growth, labor shortages remain a long term local concern. That’s called a nice problem to have.

    Indianapolis is another standout, with a profile closer to the Sun Belt than the Rust Belt. It grew its population at a rate 50% greater than the national average, and also had strong net in-migration,with almost 65,000 net people deciding to pack up and move to Indy. Its demographic and economic stats are very comparable to Portland, Oregon, the urban policy poster child. In fact, Indianapolis actually added more jobs than Portland – where job growth has been largely in the suburban periphery – last decade thanks to an aggressive pro-business attitude and local industry clusters like life sciences, motorsports, and internet marketing.

    Indianapolis may also be the least expensive major housing market in America, but it maintains a full range of urban amenities and is only three hours drive from Chicago for those things it lacks. This is one reason Business Week just named the large suburb of Fishers the best affordable suburb in the United States. Indy has also quietly established a position as an urban innovator, with unique to the nation projects like a downtown urban trail. It is also a leader in modern roundabouts, with suburban Carmel having 5% of all the modern roundabouts in the entire United States.

    Head east on I-70 and three hours later you’ll arrive in Columbus, Ohio, Indy’s “twin city”. Like Indianapolis, an artificially chosen state capital, Columbus is thriving in a struggling state. Like Indy, it also has strong population growth and net in-migration, and a below average unemployment rate. It’s home to powerhouse Ohio State University, which boasts the nation’s largest college campus, and stunning historic neighborhoods like German Village. Columbus is home to a thriving LGBT community, and the second largest gay pride parade in the Midwest after Chicago, one of the top ten in the country, attracting over 100,000 attendees.

    West along I-70 is Kansas City. Described as a “zone of sanity”, Kansas City avoided the housing boom and thus largely the bust, remaining another affordable and attractive place to live. It too has had strong population growth and net in-migration, along with below average unemployment. The city is the second largest rail hub in the United States after Chicago, but lacks that city’s legendary rail congestion. Unsurprisingly, rail carriers are investing heavily there. With rail connectivity to Mexican ports, and sitting along I-35, Kansas City is looking to be one of the winners of NAFTA. Plentiful fountains and miles of lush parkways make Kansas City a lovely city. It is also a cultural hub, with the respected Nelson-Aktins Museum at the high end and the thriving Crossroads Art District on the grass roots side.

    Madison, Wisconsin is one of the rare Midwest cities that actually gets national respect. Its location along a narrow isthmus creates a charming physical setting and compact urban core. Home to the University of Wisconsin, its progressive credentials are unimpeachable. But it is also an economic success story, with strong job growth of 6.6% from 2001-2009, along with impressive population growth. Part of this is the university’s powerhouse researchers, who attracted the likes of Google to open an office. The city is also the state capital. Despite being a smaller city, it boasts amenities worthy of America’s elite metropolises, including super-high end denim retailer Context Clothing and the luxurious Candinas Chocolatier.

    Despite its reputation for frigid weather and its geographically peripheral location, Minneapolis-St. Paul offers both economic strength and high quality of life. Its residents embrace the recreational opportunities provided by numerous nearby lakes, including several inside the Minneapolis city limits, as well as the winter. The region was early to the starchitect game, with Frank Gehry designing the metallic Weisman Art Center before the Bilbao Guggenheim. But it’s not all fun and games there. The region has an unemployment rate well below average and a GDP per capita well above it. It is home to numerous household name firms like Target, Best Buy, and 3M. And it is a center for the medical device industry.

    These six cities show that there’s a lot more to the Midwest than rusted steel mills, shuttered auto plants, and abandoned houses. It is also home to healthy cities and thriving suburban communities that are outpacing the nation demographically and economically. These places offer affordability and a high quality of life, but still manage to feature many more urban amenities and innovations than commonly assumed. These characteristics make them well-positioned to be among the urban winners in the 21st century.

    Aaron M. Renn is an independent writer on urban affairs based in the Midwest. His writings appear at The Urbanophile.

    Photo by Carl Van Rooy (vanrooy_13)

  • America in 2050 — Where and How We’ll Live

    The presence of 100 million more Americans by 2050 will reshape the nation’s geography. Scores of new communities will have to be built to accommodate them, creating a massive demand for new housing, as well as industrial and commercial space.

    This growth will include everything from the widespread “infilling” of once-desolate inner cities to the creation of new suburban and exurban towns to the resettling of the American heartland — the vast, still sparsely populated regions that constitute the majority of the U.S. landmass.

    In order to accommodate the next 100 million Americans, new environmentally friendly technologies and infrastructure will be required to reduce commutes by bringing work closer to — or even into — the home and to find more energy-efficient means of transportation.

    Suburbs Rule

    Suburbia — the predominant form of American life — will probably remain the focal point of innovations in development. Despite criticisms that suburbs are culturally barren, energy inefficient or suitable only for young families, 80 percent or more of the total U.S. metropolitan population growth has taken place in suburbia, confounding oft-repeated predictions of its inevitable decline.

    This pattern will continue to the mid-21st century. The reasons are not hard to identify: Suburbs experience faster job and income growth, far lower crime rates (roughly one-third) and much higher rates of home ownership. While cities will always exercise a strong draw for younger people, the appeal often proves to be short-lived; as people enter their 30s and beyond, they generally prefer suburbs. This pattern will become more pronounced as the huge millennial generation — those born after 1983 — enters this age cohort.

    Over the next few decades, however, suburban communities will evolve beyond the conventional 1950s-style “production suburbs” of vast housing tracts constructed far from existing commercial and industrial centers. The suburbs of the 21st century will increasingly incorporate aspects of preindustrial villages. They will be more compact and self-sufficient, providing office space as well as a surging home-based workforce. Well before 2050 as many one in four or five people will work full or part time from home.

    Surveys of housing preferences consistently show that if given the choice, most Americans, particularly families, will still opt for a place with a spot of land and a little breathing room. And despite the coming population growth, most Americans will probably continue to resist being forced into density, and even with 100 million more people, the country will still be only one-sixth as crowded as Germany.

    The Rise of ‘Cities of Aspiration’

    The continuing appeal of suburbia does not mean that America’s urban centers are doomed. On the contrary, the United States will remain a nation of great cities. Throughout the history of civilization, cities have been engines for social, cultural and economic activity. The market for dense urban existence is likely to remain small compared with suburbs, but there will still be massive opportunities to provide for the roughly 15 million to 20 million new urban dwellers by 2050.

    Some urban areas such as San Francisco, Boston, Manhattan and the western edge of Los Angeles will remain highly attractive to the young, the affluent and the highly skilled, as well as some recent immigrants. After all, these cities contain many of the nation’s most vibrant cultural institutions, research centers, colleges and universities, and much of its most attractive architecture.

    These cities will sit atop the urban economic food chain, somewhat aloof from the rest of country, and will experience modest growth. But for most Americans, the focus of urban life will shift to cities that are more spread out and, by some standards, less intrinsically attractive.

    These new “cities of aspiration” — Phoenix, Houston, Dallas, Atlanta and Charlotte, N.C. — will perform many of the functions as centers for upward mobility that New York and other great industrial cities once did.

    Filling America’s Heartland

    Perhaps the least anticipated development in the nation’s 21st century geography will be the resurgence of the American heartland, often dismissed by coastal dwellers as “flyover country.” But as the nation gains 100 million people, population and cost pressures are destined to resurrect the nation’s vast hinterlands.

    Americans will head out to the hinterlands because they will find opportunities and perhaps a better quality of life. According to recent surveys, as many as one in three American adults would prefer to live in a rural area — compared with the 20-odd percent who actually do. Most Americans perceive rural America as epitomizing traditional values of family, religion and self-sufficiency and as being more attractive, friendly and safe, particularly for children.

    One critical factor in the heartland’s growing relevance is the advent of the Internet, which has broken the traditional isolation of rural communities. As the technology of mass communications improves, the movement of technology companies, business services and manufacturers into the hinterland is likely to accelerate. This will be not so much a movement to remote hamlets, but to the growing number of dynamic small cities and towns spread throughout the heartland.

    The heartland, consigned to the fringes of American society and economy in the 20th century, is poised to enjoy a significant renaissance in the early 21st. Not since the 19th century, when it was a major source of America’s economic, social and cultural supremacy, has the vast continental expanse been set to play so powerful a role in shaping the nation’s future.

    This article originally appeared at AOLNews.com.

    Joel Kotkin is executive editor of NewGeography.com and is a distinguished presidential fellow in urban futures at Chapman University. He is author of The City: A Global History. His newest book is The Next Hundred Million: America in 2050, released in Febuary, 2010.

    Photo: sparktography

  • Where would you choose to live?

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  • America in 2050 — Strength in Diversity

    An ongoing source of strength for the United States over the next 40 years will be its openness to immigration. Indeed, more than most of its chief global rivals, the U.S. will be reshaped and re-energized by an increasing racial and ethnic diversity.

    These demographic changes will affect America’s relations with the rest of the world. The United States likely will remain militarily pre-eminent, but the future United States will function as a unique “multiracial” superpower with deep familial and cultural ties to the rest of the world.

    No Clear Majority

    The United States of 2050 will look very different from the country that existed just a decade ago, at the dawn of the new millennium. Between 2000 and 2050, the vast majority of America’s net population growth will come from racial minorities, particularly Asians and Hispanics, as well as a growing mixed-race population.

    By the middle of the 21st century, America will have no clear “majority” race. Today 30 percent of the U.S. population is nonwhite; in 2050 it may be nearly 50 percent. Latino and Asian populations are expected to triple. Today, because of high Latino birthrates, one in five American children under the age of 5 is Hispanic; increasingly most Hispanic growth will come from the children of those born in America.

    More Multiracial

    At the same time, these varying groups, and particularly their children, will become ever more multiracial in their outlook. The percentage of Americans of mixed race is growing significantly among people under 18; in California and Nevada mixed-marriage rates are at more than 13 percent, and in the rest of the Southwest a heavily Latino population increasingly intermarries with other ethnic groups.

    We will see more of this kind of interracial pairing in the future. According to market research firm Teen Research Unlimited, 60 percent of American teens say they have friends of different ethnic backgrounds. Even more telling, a 2006 Gallup Poll showed that 95 percent of young people (ages 18 to 29) approved of interracial dating — compared with only 45 percent of respondents over the age of 64. Likewise, a USA Today/Gallup Poll conducted in 2008 among teens showed that 57 percent have dated someone of another race or ethnic group, up 40 percent from when Gallup last polled teens on the question back in 1980.

    More Immigrants

    Europe also will continue to be a source of immigrants as many talented young Europeans continue to escape the continental nursing home by heading to the United States. But by far the largest groups of immigrants to the U.S. will come from Latin America, Africa, China and other developing countries. The United Nations estimates that 2 million people will move to developed countries annually until 2050, and more than half will come to the United States.

    Some of best educated and most successful, of course, will then go back home, as has been case throughout most of American history. But many more will stay, often for very mundane reasons, such as the chance to live in a dwelling larger than a shoebox or to have more than one child. Others will cherish the chance to live without worrying about the depredations of some party bureaucrat, caudillo or religious fanatic. These immigrants are not seeking a spot on the Titanic. They realize that, despite its many failings, America is uniquely able to reinvent and re-energize itself.

    Changing Landscape

    This greater diversity will become increasingly evident across an expanding landscape, including many once homogeneous areas like the Great Plains.

    But the new epicenter for diversity will lie in the once overwhelmingly white suburbs, which now increasingly are settled by minorities and immigrants. An absolute majority of our foreign-born population now lives in suburbia, up from 44 percent in 1980.

    Already the best places to find ethnic shopping complexes, Hindu temples and new mosques are not in the teeming cities but in the outer suburbs of places like Los Angeles, New York and Houston. In most immigrant-rich suburbs, you find alongside the temples and mosques churches and synagogues.

    Unique in the World

    In contrast to this growing diversity, the United States’ chief global rivals seem far less able to accommodate this level of interracial mixing. China, Japan and Korea are culturally resistant to diversity and unlikely to welcome large-scale immigration, even if much of their labor force has to go to work in walkers and wheelchairs.

    Given Europe’s current considerable problems integrating its immigrants, particularly Muslims, the continent seems ill disposed to open its doors further; Denmark and the Netherlands are considering measures to sharply restrict immigration.

    Economic Benefits

    The changing ethnic population in the U.S. will no doubt play a leading role in the next economic transition.

    Recent newcomers have already distinguished themselves as entrepreneurs, forming businesses from street-level bodegas to the most sophisticated technology companies. Between 1990 and 2005 immigrants started one-quarter of all venture-backed public companies.

    Large American companies are also increasingly led by people with roots in foreign countries, including 14 of the CEOs of the 2007 Fortune 100. Even corporate America — once the almost-exclusive reserve of native-born Anglo-Saxons — will become as post-ethnic as the larger society.

    The America of 2050 will seem, to some, a very different and even foreign country. Yet our continuing racial evolution confirms the basic dynamism of our society and its ability to adapt. Our experiment with creating what Walt Whitman in 1855 described as “the race of races” will represent one of the great accomplishments of mid-21st century America.

    This article originally appeared at AOLNews.com.

    Joel Kotkin is executive editor of NewGeography.com and is a distinguished presidential fellow in urban futures at Chapman University. He is author of The City: A Global History. His newest book is The Next Hundred Million: America in 2050, released in Febuary, 2010.

    Photo: chrisjfry

  • Forced March To The Cities

    California is in trouble: Unemployment is over 13%, the state is broke and hundreds of thousands of people, many of them middle-class families, are streaming for the exits. But to some politicians, like Sen. Alan Lowenthal, the real challenge for California “progressives” is not to fix the economy but to reengineer the way people live.

    In Lowenthal’s case the clarion call is to take steps to ban free parking. This way, the Long Beach Democrat reasons, Californians would have to give up their cars and either take the bus or walk to their local shops. “Free parking has significant social, economic and environmental costs,” Lowenthal told the Los Angeles Times. “It increases congestion and greenhouse gas emissions.”

    Scarily, his proposal actually passed the State Senate.

    One would hope that the mania for changing how people live and work could be dismissed as just local Californian lunacy. Yet across the country, and within the Obama Administration, there is a growing predilection to endorse policies that steer the bulk of new development into our already most-crowded urban areas.

    One influential document called “Moving Cooler”, cooked up by the Environmental Protection Agency, the Urban Land Institute, the Environmental Defense Fund, Natural Resources Defense Council, the Environmental Protection Agency and others, lays out a strategy that would essentially force the vast majority of new development into dense city cores.

    Over the next 40 years this could result in something like 60 million to 80 million people being crammed into existing central cities. These policies work hard to make suburban life as miserable as possible by shifting infrastructure spending to dense areas. One proposal, “Moving Cooler,” outdoes even Lowenthal by calling for charges of upwards of $400 for people to park in front of their own houses.

    The ostensible justification for this policy lies in the dynamics of slowing climate change. Forcing people to live in dense cities, the reasoning goes, would make people give up all those free parking opportunities and and even their private vehicles, which would reduce their dreaded “carbon imprint.”

    Yet there are a few little problems with this “cramming” policy. Its environmental implications are far from assured. According to some recent studies in Australia, the carbon footprint of high-rise urban residents is higher than that of medium- and low-density suburban homes, due to such things as the cost of heating common areas, including parking garages, and the highly consumptive lifestyles of more affluent urbanites.

    Moreover, it appears that even those who live in dense places may be loath to give up their cars. Over 90% of all jobs in American metropolitan regions are located outside the central business districts, which tend to be the only places well suited for mass transit.

    Indeed, despite the massive expansion of transit systems in the past 30 years, the percentage of people taking public transportation in major metropolitan regions has dropped from roughly 8% to closer to 5%. Even in Portland, Ore.–the mecca for new wave transit consciousness–the share of people using transit to get to work is now considerably less than it was in 1980. In recent months overall transit ridership nationwide has actually dropped.

    These realities suggest that densification of most cities–with the exceptions of New York, Washington and perhaps a few others–cannot be supported by transit. Furthermore, drivers in dense cities will be confronted with not less congestion, but more, which will likely also boost pollution. The most congested cities in the country tend to be the densest, such as Los Angeles, Sen. Lowenthal’s bailiwick, which is in an unenviable first place.

    Then there is the little issue of people’s preferences. Urban boosters have been correct in saying that until recently there have been too few opportunities for middle-class residents to live in and around city cores. But over the past decade many cities have gone for broke with dense condo and rental housing and have produced far more product, often at very high cost, than the market can reasonably bear.

    Initially, when the mortgage crisis broke, the density advocates built much of their case on the fact that the biggest hits took place in suburban areas, particularly on the fringe. Yet as suburban construction ended, cities continued building high-density urban housing–sometimes encouraged by city subsidies. As a result, in the last two years massive foreclosures have plagued many cities, and many condominiums have been converted to rentals. This is true in bubble towns like Las Vegas and Miami; “smart-growth” bastions like Portland and Seattle; and even relatively sane places such as Kansas City, Mo. All these places have a massive amount of high-density condos that are either vacant or converted into lower-cost rentals.

    Take Portland. The city’s condo prices are down 30% from their original list price. The 177-unit Encore, one of the fanciest new towers, has closed sales on 12 of its units as of March, while another goes to auction. Meanwhile in New York half-completed structures dot Brooklyn’s once-thriving Williamsburg neighborhood, while the massive Stuyvesant Town apartment complex in Manhattan teeters at the edge of bankruptcy.

    Finally, it is unlikely that cities would be able to accommodate the massive growth promoted by urban boosters, land speculators and policy mavens. Aaron Renn, who writes the influential Urbanophile blog, says that most American cities today struggle to maintain their current infrastructure. They also have limited options to zone land for high-density construction, due in part to grassroots opposition to existing residential neighborhoods. Overall they would be hard-pressed to accommodate much more than 10% of their region’s growth, much less 50% or 60%.

    Given these realities, and the depth of the current recession, one might think that governments would focus more on basics like jobs and fixing the infrastructure–in suburbs as well as cities–than reengineering how people live. Yet it is increasingly clear that for many “progressives” the real agenda is not enabling people to achieve their dreams–especially in the form of a suburban single-family house. It is, instead, forcing them to live in what is viewed as more ecologically and socially preferable density.

    In the next few months we may see more of the kind of hyperregulation proposed by the likes of Sen. Lowenthal. It is entirely possible that a hoary coalition of HUD, Department of Transportation and EPA bureaucrats could start trying to restrict future housing development along the lines suggested in “Moving Cooler.”

    Yet over time one has to wonder about the political efficacy of this approach. Right now Americans are focused primarily on simply economic growth–and perhaps a touch less on the intellectual niceties of the “smart” form. In addition they are increasingly skeptical about climate change, which serves as the primary raison d’etre behind the new regulatory schema.

    Given the zealousness of the density advocates, perhaps the only thing that will slow, and even reverse, this process will be the political equivalent of a sharp slap across the face. Unless the ruling party begins to reacquaint itself with the preferences and aspirations of the vast majority of Americans, they may find themselves experiencing repeats of their recent humiliating defeat–manufactured largely in the Boston suburbs–in true-blue Massachusetts.

    Americans–suburban or urban–may resist a return to unbridled and extreme Republicanism, whether on social issues or in economic policy. But forced to choose between Neanderthals, who at least might leave them alone in their daily lives, and higher-order intellects determined to reengineer their lives, they might end up supporting bipeds lower down the evolutionary chain, at least until the progressive vanguard regains a grip on common sense.

    This article originally appeared at Forbes.com.

    Joel Kotkin is executive editor of NewGeography.com and is a distinguished presidential fellow in urban futures at Chapman University. He is author of The City: A Global History. His newest book is The Next Hundred Million: America in 2050, released in Febuary, 2010.

    Photo: Creativity+ Timothy K Hamilton

  • What American Demographics Will Look Like in 2050

    To many observers, America’s place in the world is almost certain to erode in the decades ahead. Yet if we look beyond the short-term hardship, there are many reasons to believe that America will remain ascendant well into the middle decades of this century.

    And one important reason is people.

    From 2000 to 2050, the U.S. will add another 100 million to its population, based on census and other projections, putting the country on a growth track far faster than most other major nations in the world. And with that growth — driven by a combination of higher fertility rates and immigration — will come a host of relative economic and social benefits.

    More fertile

    Of course the percentage of childless women is rising here as elsewhere, but compared to other advanced countries, America still boasts the highest fertility rate: 50 percent higher than Russia, Germany or Japan, and well above that of China, Italy, Singapore, Korea and virtually all of eastern Europe.

    As a result, while the U.S. population is growing, Europe and Japan are seeing their populations stagnate — and are seemingly destined to eventually decline. Russia’s population could be less than a third of the U.S. by 2050, driven down by low birth and high mortality rates. Even Prime Minister Vladimir Putin has spoken of “the serious threat of turning into a decaying nation.”

    In East Asia, fertility is particularly low in highly crowded cities such as Tokyo, Shanghai, Tianjin, Beijing and Seoul. And China’s one-child policy — and a growing surplus of males over females — has set the stage for a rapidly aging population by mid-century. South Korea, meanwhile, has experienced arguably the fastest drop in fertility in world history, which perhaps explains its extraordinary, if scandal-plagued, interest in human cloning.

    Even more remarkably, America will expand its population in the midst of a global demographic slowdown. Global population growth rates of 2 percent in the 1960s have dropped to less than half that rate today, and this downward trend is likely to continue — falling to less than 0.8 percent by 2025 — largely due to an unanticipated drop in birthrates in developing countries such as Mexico and Iran. These declines are in part the result of increased urbanization, the education of women and higher property prices. The world’s population, according to some estimates, could peak as early as 2050 and begin to fall by the end of the century.

    Younger and More Vibrant

    Population growth has very different effects on wealthy and poor nations. In the developing world, a slowdown of population growth can offer at least short-term economic and environmental benefits. But in advanced countries, a rapidly aging or decreasing population does not bode well for societal or economic health, whereas a growing one offers the hope of expanding markets, new workers and entrepreneurial innovation.

    In fact, throughout history, low fertility and socioeconomic decline have been inextricably linked, creating a vicious cycle that affected such once-vibrant civilizations as ancient Rome and 17th-century Venice and that now affects contemporary Europe , Russia and Japan.

    Within the next four decades, most of the developed countries in both Europe and East Asia will become veritable old-age homes: a third or more of their populations will be older than 65, compared with only a fifth in the U.S. By 2050, roughly 30 percent of China’s population will be older than 60, according to the United Nations. The U.S. will have to cope with an aging population and lower population growth, in relative terms, but it will maintain a youthful, dynamic demographic.

    More Hopeful About the Future

    The reasons behind these diverging trends is complex. In some countries, a sense of diminished prospects, combined with a chronic lack of space, appear to be the root causes for plunging birthrates. As Italians, Germans, Japanese, Koreans and Russians have fewer offspring — one recent survey found that only half of Italian women 16 to 24 said they wanted to have children — they will have less concern for future generations.

    In contrast, in the United States roughly three-quarters of young people report they plan to have offspring. Such individual decisions suggest that America, for all its problems, is diverging from its prime competitors, placing its faith in a future that can accommodate 100 million more people.

    As author Michael Chabon recently wrote, “In having children, in engendering them, in loving them, in teaching them to love and care about the world,” parents are “betting” that life can be better for them and their progeny.

    This article originally appeared at AOLNews.com.

    Joel Kotkin is executive editor of NewGeography.com and is a distinguished presidential fellow in urban futures at Chapman University. He is author of The City: A Global History. His newest book is The Next Hundred Million: America in 2050, released in Febuary, 2010.

    Photo: victoriapeckham

  • Labor Force Growth, Population Growth Age 15 – 64, 2000-2050

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  • The Myth of the Strong Center

    At the height of the foreclosure crisis the problems experienced by some so-called “sprawl” markets, like Phoenix and San-Bernardino-Riverside, led some observers to see the largest price declines as largely confined to outer ring suburbs. Some analysts who had long been predicting (even hoping for) the demise of the suburbs skipped right over analysis to concoct theories not supported by the data. The mythology was further enhanced by the notion – never proved – that high gas prices were forcing home buyers closer to the urban core.

    Yet a summary of the trends over the past 18 months show only minor disparities between geographies within leading urban regions. Overall house prices escalated similarly in virtually all areas within the same metropolitan areas and the price drops appear to have also been similar. This is in contrast to a theory that suggests that huge price drops occurred in the outer suburbs while central city prices held up well.

    Summary of 18 Month Subarea Price Declines: This is indicated by a review of 8 metropolitan areas: Los Angeles, the San Francisco Bay Area, San Diego, Sacramento, Atlanta, Chicago, Portland and Seattle (see end note), for which subarea data is readily available (see table). On average, central area median house prices (all houses, including condominiums), fell 3% in relation to the overall metropolitan area average. Inner suburban areas experienced a 3% gain relative to metropolitan area prices, while outer suburban areas changed at the metropolitan area average. In actual price reduction terms, core areas declined 28.8%, inner suburban areas declined 25.7%, and outer suburban areas declined 27.1%. The overall average metropolitan area decline was 27.2%. There was, however, considerable variation in the figures by metropolitan area (see figure below).

    MEDIAN HOUSE PRICE CHANGES BY GEOGRAPHICAL SECTOR
    8 Metroplitan Areas
    CALIFORNIA MARKETS Central Inner Suburbs Outer Suburbs Overall
    Los Angeles -45.3% -30.0% -41.5% -37.1%
    San Francisco Bay -38.0% -39.1% -38.6% -38.6%
    San Diego -36.5% -37.4% -37.0% -36.9%
    Sacramento -53.6% -36.3% -37.5% -44.0%
    OTHER MARKETS
    Atlanta -11.6% -17.0% -15.8% -15.8%
    Chicago -21.0% -16.3% -17.5% -17.8%
    Portland -10.0% -14.5% -15.7% -13.5%
    Seattle -14.2% -14.7% -13.2% -13.7%
    AVERAGE -28.8% -25.7% -27.1% -27.2%
    Estimated from Data Quick information
    California Markets: July 2008 to January 2010
    Other Markets: 2008-2nd Quarter to 2009-4th Quarter

    Where Central Area Losses were Greatest: Over the past 18 months, central areas posted the largest losses in three of the areas. Further, in each of these areas, the smallest price drops were experienced in the inner suburbs.

    • Sacramento had the steepest central area relative price decline. Central area prices declined 37% relative to inner suburban prices, where the smallest losses occurred. The central area price loss averaged 53.6%, compared to the overall metropolitan area loss of 44.0%. The inner suburbs experienced the smallest loss, at 36.3%.
    • Los Angeles also had a steep central area relative price decline. Central area prices declined 45.3%, compared to the overall metropolitan area loss of 37.1%. The inner suburbs experienced the smallest loss, at 30.0% while outer suburbs lost 41.5%.
    • Chicago’s greatest losses also occurred in the central area, but were of a much smaller magnitude. Central area prices declined 21.0%, compared to the overall metropolitan area loss of 17.8%. The inner suburbs experienced the smallest loss, at 16.3%. The outer suburbs lost 17.5%.

    Where Suburban Losses were the Greatest: In two areas, the central area price losses were the least, Atlanta and Portland. Yet, the magnitude of these losses was modest. It is interesting to note that the metropolitan areas with the smallest relative losses in the central areas pursued radically different policies with respect to development. Portland’s “smart growth” policies favor central development at the expense of suburban development, while Atlanta’s more liberal policies do not attempt to steer development to the core.

    • Atlanta’s greatest price declines occurred in the inner suburbs, which experienced a loss of 17.0%, slightly more than that of the outer suburbs (15.8%). In comparison, the central area price drop was the least, at 11.6%, The metropolitan area loss was 15.8%.
    • Portland’s greatest price declines occurred in the outer suburbs which experienced a 15.7% loss, compared to the inner suburbs, at 14.5. The lowest decline was in the central area at 10.0%. The metropolitan area loss was 13.5%.

    Little Difference in Some Markets: There was little difference in the price declines among geographic sectors in three of the metropolitan areas. In the San Francisco Bay area, San Diego and Seattle, the differences between central, inner suburban and outer suburban price declines were all within a 2% range.

    Core Condominium Market Crisis

    However, core area markets where condominiums predominate indicate substantial difficulties in some of the metropolitan areas. These markets are generally only a small part of central cities, principally around downtown areas or major centers. For example, in the Portland area, the core condominium areas ring the downtown area and include the Pearl District and the South Waterfront District. The central area, which encompasses the entire city of Portland, however, is much larger and has a much larger share of detached housing.

    Demand has been so weak in the core condominium markets that substantial price reductions have occurred and a number of buildings have been forced to sell units at auction. Other buildings have given up altogether on selling and have rented condominiums. Some of the price drops, especially in Atlanta, Portland and Seattle are far greater than occurred overall in the respective metropolitan markets. The condominium implosion has not received nearly the level of attention in the national or local media that was accorded the housing bubble and collapse itself.

    Portland: A local television station video indicates that Portland’s condominium market is in crisis. A report in The Oregonian indicates that the downtown area has a “glut” of condominiums and that February sales prices averaged 30% below list. A luxury new 15-story building in the Pearl District (The Wyatt) is now being leased instead. Units at The Atwater in the South Waterfront district were auctioned, with minimum bid prices more than 50% lower than list. The John Ross, also in the South Waterfront District, is Portland’s largest condominium project and will be auctioning its units. Minimum bid prices average 70% below the previous top list prices. The smallest units have a minimum bid price of $110,000. By comparison, over the past year, the median house price in the Portland metropolitan area has dropped approximately 10%.

    Atlanta: Atlanta has a “vast oversupply” of condominiums. The uptown (including Atlantic Station) and Buckhead markets of Atlanta appear to be experiencing some of the worst market conditions in the nation. The prestigious Mansion on Peachtree, a combination hotel and condominium development, was unable to sell 75% of its residences and was recently sold in foreclosure at approximately $0.30 on the dollar. The winning auction bids at The Aqua condominium in Uptown averaged 50% below the last asking price. In Atlantic Station, units at The Element were auctioned at substantial discounts. Among conventional sales, condominium price reductions of up to 40% have been reported. One building has offered discounts of $100,000 per bedroom. Some new buildings have been converted to rentals, while planned projects have been placed upon hold.

    Seattle: Things are little better in Seattle. The overbuilt downtown area condominium market has experienced a median price decline of 35% over the past year. Units at The Gallery in tony Belltown were auctioned off at minimum prices 50% below the last list prices (which had already been discounted). Units at The Brix, on Capitol Hill, attracted bids at auction averaging 30% below previous list prices. Later this month, unsold units at 5th & Madison will be auctioned, at minimum prices below 50% of previous list. For comparison, median house prices in the Seattle metropolitan area declined 6% over the past year.

    Chicago: The downtown area of Chicago has been among the most vibrant condominium markets for more than a decade. However, in 2009, condominium sales fell to the lowest level since 1997. At current sales rates, the downtown area has a supply of more than five years, with annual sales of less than 600 and more than 3,000 units available or under construction.

    Los Angeles: Few markets have seen as many condominium buildings planned as downtown Los Angeles, and few have seen so many put on hold. A recent issue of the Los Angeles Downtown News lists approximately 50 downtown condominium projects. More than three-quarters of the projects have been scaled back, have had construction slowed or are on “hold.” The market has been so weak that a number of developers have taken losses by auctioning condominium units that they have not been able to sell conventionally.

    San Diego: The downtown San Diego condominium is substantially overbuilt. Developers have leased units that were to have been sold and there is virtually no construction of new units.

    Rental Conversions: Even these grim reports, however, may mask an even bigger problem. It is estimated that more than 20,000 condominiums units are completed or nearly completed, but are not listed for sale in Miami. In what is by far the nation’s strongest condominium market, Manhattan, more than 6,000 condominium units are completed or nearly completed, but not listed for sale.

    In core cities, few issues have been as divisive as the conversion of rental units to condominiums. But, now the opposite is now occurring – condominiums are being converted into apartments for rent: This is trend that undermines markets in a way that cannot be measured by median prices, since it replaces generally high-paying condo owners for generally less flush renters. This puts those who bought at higher prices in these markets at a particular disadvantage.

    Conclusion: Overall, contrary to the mythology developed early in the bubble, suburbs and even exurbs have generally performed about as well as closer in markets. The big imponderable will be the future of the core condominium market, which is experiencing significant financial reverses largely ignored by the national media.

    Note: As used in this article, the Los Angeles metropolitan area is the Los Angeles-Riverside Combined Statistical Area, the San Francisco area is the San Francisco-San Jose Combined Statistical Area and all other metropolitan areas are the corresponding metropolitan statistical areas. http://demographia.com/db-prdistr2010.pdf>Subareas defined.

    Photograph: Condominium construction, Atlanta, weekend of the Lehman Brothers collapse.

    Wendell Cox is a Visiting Professor, Conservatoire National des Arts et Metiers, Paris. He was born in Los Angeles and was appointed to three terms on the Los Angeles County Transportation Commission by Mayor Tom Bradley. He is the author of “War on the Dream: How Anti-Sprawl Policy Threatens the Quality of Life.”