Urbanism
Gentrification isn’t inevitable − it can hinge on how residents view their neighborhood
Elizabeth Korver-Glenn, University of North Carolina at Chapel Hill and Sarah Mayorga, Brandeis University
Gentrification has become a familiar story in cities across the United States. The story line typically goes this way: Middle- and upper-income people start moving into a lower-income or poor neighborhood. Housing prices rise in response, and longtime residents and businesses are driven out.
As the U.S. population becomes increasingly urban, gentrification can seem inevitable. However, scholars have found that it’s actually pretty rare.
For example, a study by the nonprofit National Community Reinvestment Coalition that examined neighborhood change from 2000 through 2013 found that most low- and moderate-income neighborhoods across the United States did not gentrify during that period. Just seven cities – New York, Los Angeles, Washington, Philadelphia, Baltimore, San Diego and Chicago – accounted for almost half of all neighborhood gentrification nationwide.
Why is gentrification less common than many people fear? In our book, “A Good Reputation: How Residents Fight for an American Barrio,” we argue that conflicts over neighborhood reputation are an important factor.
We examined disputes among residents of Northside, a predominantly Latino neighborhood, or barrio, in Houston, over how their neighborhood was perceived. We found that those who thought outsiders stigmatized the barrio, or who stigmatized it themselves, avoided engaging with the neighborhood, its institutions and its residents. This group supported measures that would facilitate gentrification, such as monitoring local bars to file nuisance complaints.
By contrast, those who perceived the barrio as a welcome, desirable space worked to cultivate the neighborhood’s institutions and connect its people, pushing back against attempts to gentrify the area.
Gentrification isn’t linear or automatic
Common understandings of gentrification and urban development often frame these urban processes as natural, linear and even inevitable for low-income neighborhoods. The argument goes that once you see a new Starbucks, or a light rail station in the case of Northside, gentrification is sure to follow.
Based on our research, however, we argue that when politicians, developers and even residents themselves attempt to develop or redevelop marginalized urban neighborhoods, they spur neighborhood conflicts that, in turn, can greatly influence the redevelopment process.
Northside is one such neighborhood. Located just north of downtown Houston, it has been majority Latino for more than 60 years. It has also been a high-poverty area, with 23% to 38% of its residents living beneath the federal poverty line over this time period.
About one-third of its residents are foreign-born, many of them originating from Mexico or Central America. But most Latino Northsiders are second-, third- or later-generation Mexican Americans or Latino Americans.
The neighborhood consists mainly of single-family homes on small, densely packed urban lots. Some streets have sidewalks and covered drainage systems, while others have open ditches and lack sidewalks. Although the METRO red line train travels along the barrio’s western border and a few busy thoroughfares crisscross the neighborhood, much of the area has a small-town, quiet, residential feel.
Conflicting approaches
As we describe in our book, we found two widespread and conflicting views of Northside among its residents. Interestingly, these views did not easily map onto individual characteristics, such as racial identity or class. People would sometimes change their viewpoints depending on the conflict in question.
One group wanted to cleanse the barrio of what its members saw as negative features, transform the area and prepare the way for gentrification to occur. The other group was intent on celebrating the barrio as it already was and on preserving its character and supporting its residents.
Residents who wanted to remake Northside often believed that it had too many features that they felt were associated with Black or low-income people, such as public housing, cantinas or bars, and services for people without homes. For example, one woman we spoke with cited neighborhood cantinas and housing shelters as evidence that Northside was dangerous.
These Northsiders wanted to purge and clean the neighborhood to improve what they perceived as its marred image. They sought to remove facilities, such as a Salvation Army shelter, which they believed attracted undesirable people; called for increased police presence in the neighborhood; and avoided local places such as parks and grocery stores, often driving to other neighborhoods instead.
They also attempted to curate what they viewed as respectable behavior, through steps such as installing video cameras and calling on residents to report neighbors whom they believed were dumping trash or failing to neuter and spay their pets.
In contrast, other residents believed that their neighborhood was a welcoming and desirable place. They were proud of its parks, churches, public schools and Mexican restaurants, and they spoke of pivotal moments in Northside’s past to argue for its desirability in the present. One such event was an uprising at Moody Park in 1978 that spurred reforms in the Houston police department and capital improvements to the park.
These residents hosted parties, exercised at local parks and volunteered with public schools and Catholic parishes. Many regularly participated in neighborhood development and nonprofit meetings, and they objected when other speakers cast Northside as a stigmatized place and its residents as the cause of barrio ills.
They also defended Northside against what they saw as threats to its quality of life. As one example, residents sued the owners of White Oak Music Hall, a 5-acre, three-stage concert venue that opened in 2016 on the western edge of the neighborhood. Plaintiffs argued that loud music was interrupting their children’s sleep and decreasing their property values. They won important concessions in a 2018 settlement, including caps on the number of outdoor concerts, installation of sound-monitoring equipment and limits on the number and duration of concerts on school nights.
A different kind of gentrification story
Ultimately, we found that Northside did not gentrify because the conflict between these disparate views of the neighborhood blocked or slowed large-scale redevelopment. Some residents’ attempts to protect and preserve the barrio interrupted developers’ plans – for example, by using Houston’s Code of Ordinances to block the subdivision of existing lots. Other actions, such as the lawsuit against White Oak Music Hall, checked developers’ influence in the area.
Although residents’ efforts to prevent redevelopment did not constitute a full-blown, organized social movement, people who valued Northside as it was successfully challenged the idea that it was a dangerous and unattractive place that needed to be remade, and they worked to preserve the place they called home.
Other researchers have examined similar struggles in cities including Boston, Los Angeles and Chicago. We think that paying attention to these conflicts in cities of all sizes can provide a deeper understanding of why gentrification succeeds – or, more commonly, why it fails.
Elizabeth Korver-Glenn, Assistant Professor of Sociology, University of North Carolina at Chapel Hill and Sarah Mayorga, Professor of Sociology, Brandeis University
This article is republished from The Conversation under a Creative Commons license. Read the original article.
The Bridge is a section of the STM Daily News Blog meant for diversity, offering real news stories about bona fide community efforts to perpetuate a greater good. The purpose of The Bridge is to connect the divides that separate us, fostering understanding and empathy among different groups. By highlighting positive initiatives and inspirational actions, The Bridge aims to create a sense of unity and shared purpose. This section brings to light stories of individuals and organizations working tirelessly to promote inclusivity, equality, and mutual respect. Through these narratives, readers are encouraged to appreciate the richness of diverse perspectives and to participate actively in building stronger, more cohesive communities.
https://stmdailynews.com/category/the-bridge
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Urbanism
California High-Speed Rail Fights Back: CHSRA’s Forceful Response to Federal Defunding Threat
“California fights back as feds threaten to pull $4B from high-speed rail. CHSRA calls termination ‘unjustified’ in heated battle.”
Image Credit: CHSRA
The Federal Challenge
- $7 billion funding gap that the Authority allegedly lacks a credible plan to close
- Missed 2024 procurement deadline for train purchases
- Significant cost overruns and project delays
- Default on federal grant terms according to the federal review
CHSRA’s Counterattack
Key Points in CHSRA’s Defense:
The Broader Implications
What’s at Stake:
- $4 billion in federal funding that could be redirected to other transportation projects
- Thousands of construction jobs currently supporting the Central Valley construction
- America’s high-speed rail ambitions and competitiveness with global transportation leaders
- State-federal partnership models for major infrastructure investments
Construction Continues Amid Uncertainty
The 37-Day Countdown
Looking Ahead
- Can CHSRA provide a convincing funding plan to close the $7 billion gap?
- Will political considerations ultimately override technical project assessments?
- How will this battle affect future federal-state infrastructure partnerships?
- What happens to the billions already invested if the project is terminated?
STM Daily News is a vibrant news blog dedicated to sharing the brighter side of human experiences. Emphasizing positive, uplifting stories, the site focuses on delivering inspiring, informative, and well-researched content. With a commitment to accurate, fair, and responsible journalism, STM Daily News aims to foster a community of readers passionate about positive change and engaged in meaningful conversations. Join the movement and explore stories that celebrate the positive impacts shaping our world.
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Blog
Get Ready for Takeoff: The LAX/Metro Transit Center is Now Open!
“No traffic, no hassle – LAX/Metro Transit Center opens June 6, connecting LA directly to the airport via rail for the first time.”
From LA to LAX, Seamlessly
A Transit Hub with Artistic Soul
What This Means for LA Communities
Getting There: Your Connection Options
- C Line (Green Line)
- K Line (Crenshaw/LAX Line)
What Travelers Can Expect
- Security cameras and enhanced lighting for safety
- Real-time train arrival information
- Clean, comfortable restrooms
- A bike hub for cyclists
- Climate-controlled waiting areas
A Celebration Worth Noting
Looking Forward
STM Daily News is a vibrant news blog dedicated to sharing the brighter side of human experiences. Emphasizing positive, uplifting stories, the site focuses on delivering inspiring, informative, and well-researched content. With a commitment to accurate, fair, and responsible journalism, STM Daily News aims to foster a community of readers passionate about positive change and engaged in meaningful conversations. Join the movement and explore stories that celebrate the positive impacts shaping our world.
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Standing at the Central and Baseline terminus on Saturday, June 7, 2025, I witnessed more than just a ribbon cutting ceremony – I watched a community celebrate the end of decades of waiting and the beginning of a new era of connectivity. More than 5,000 community members, federal, state, and local officials gathered at this southern terminus to mark the opening of the South Central Extension/Downtown Hub, transforming Valley Metro into Phoenix’s first-ever two-line rail system.
A Moment Decades in the Making
The energy at Central and Baseline was electric as speakers took the stage to commemorate this $1.34 billion achievement. What struck me most was how each speaker emphasized not just the infrastructure, but the human impact of finally connecting South Phoenix to the broader Valley.
Mayor Kate Gallego captured the significance perfectly: “The completion of this project marks an important new connection for residents and moves us closer to our goals as a sustainable and accessible city. This historic extension introduces the region’s first two-line rail system, creates safer streets and new bike lanes, and adds shade and public art– all while connecting more residents to jobs, education, entertainment and other amenities across the Valley.”
Her words resonated with the crowd because they spoke to something deeper than transportation – they spoke to equity, opportunity, and community empowerment.
Federal Partnership, Local Impact
U.S. Congressman Greg Stanton’s remarks highlighted the crucial federal-local partnership that made this project possible, with federal grants providing more than half of the $1.34 billion funding alongside Phoenix Transportation 2050 and regional Proposition 400 investments.
“Arizonans understand that these infrastructure investments make us more connected and more prosperous,” Stanton told the gathered crowd. “As we now look westward for future light rail expansion and anticipate the extensions of the streetcar line in the East Valley, we’re in a magical moment in Phoenix’s history, and we can only keep up this momentum if we keep investing in ourselves.”
His vision of continued expansion gave the celebration a forward-looking energy – this wasn’t just an ending, but a beginning.
@stmblog South Phoenix celebrates new light rail connection, marking a historic milestone in equity, transit, and community investment. SouthPhoenix, LightRail, TransitEquity, ValleyMetro, CommunityConnection www.stmdailynews.com ♬ original sound – STMDailyNews
Community Voices Finally Heard
The most powerful moments came when local council members spoke about what this extension means to their constituents. Phoenix District 7 Councilwoman Anna Hernandez’s excitement was palpable as she addressed the crowd:
“I am excited for the opening of the South Central Extension! The residents of South Phoenix and District 7 have waited a long time for light rail and I am excited for how this new extension will connect South Phoenix with the rest of the city. A robust public transportation and light rail are the future for our city and I am excited for how South Phoenix residents will benefit.”
Phoenix District 8 Councilwoman Kesha Hodge Washington delivered perhaps the most emotionally resonant speech of the day, speaking directly to the historical significance of this moment:
“This grand opening marks a transformative moment for South Phoenix. The South Central Extension represents direct access to local businesses and a community that has historically been disconnected and overlooked. South Phoenix deserves investment, inclusion and infrastructure that lifts everyone around it, and that is the vision of the light rail extension.”
Her words captured what many in the crowd were feeling – this wasn’t just about trains, it was about recognition, respect, and long-overdue investment in their community.
Valley Metro’s Vision Realized
Valley Metro CEO Jessica Mefford-Miller’s remarks tied together the technical achievement with the community impact:
“Today we are celebrating 5.5 new rail miles and the transformation of Valley Metro Rail into a multi-line operation, creating an important new connection to South Phoenix. We built this project with the community to achieve their vision, and we will continue to advance the community’s vision to connect to the West and East Valleys, and bring greater mobility and economic opportunity to more of metro Phoenix.”
Her emphasis on building “with the community” was evident throughout the project, from the 18 public art installations created predominantly by local artists to the Small Business Financial Assistance Program that awarded over 270 grants totaling more than $1.6 million to corridor businesses.
Beyond the Speeches: Community Celebration
While the speeches provided the official framework for understanding this achievement, the real story was in the community celebration surrounding them. The “Cruisin’ Central” procession brought over 250 community participants together, while the lowrider and classic car show, local entertainers, and more than 60 local business pop-ups created a festival atmosphere that truly reflected South Phoenix’s character.
Standing at that terminus, watching families explore the new station, seeing local business owners setting up their booths, and witnessing the pride on faces throughout the crowd, it was clear this project succeeded in its most important goal – bringing a community together and giving them a reason to celebrate.
The Numbers Tell the Story
The extension will add more than 8,000 daily riders to Valley Metro’s system, which currently serves 32,000 boardings per day. But beyond ridership, the project created over 5,000 local jobs, with more than 600 workers hired directly from South Phoenix communities. Eight new stations, enhanced bike lanes, pedestrian pathways, over 550 new trees, and comprehensive utility upgrades that replaced more than 30 miles of underground infrastructure represent a complete community transformation.
A Foundation for the Future
As the ribbon cutting ceremony concluded and the first official rides began, it was clear that Saturday’s celebration at Central and Baseline represented more than just project completion. With the A line now running east/west and the B line traveling north/south, creating a true network with 12-minute weekday service before 7 p.m., Phoenix has built the foundation for continued expansion and economic growth.
The speeches from our elected officials weren’t just ceremonial – they were promises. Promises that South Phoenix would no longer be overlooked, that investment would continue, and that this extension would be the first of many connections that bind our community together.
Standing at that terminus, surrounded by thousands of neighbors celebrating this long-awaited achievement, I couldn’t help but think about all the daily journeys that will begin and end at this very spot. Every commute to work, every trip to school, every visit to family – they all represent the fulfillment of a community’s dreams and the power of persistent advocacy.
The rails are laid, the stations are open, and South Phoenix is finally connected.—
Source: Valley Metro
Related Link:
The Bridge is a section of the STM Daily News Blog meant for diversity, offering real news stories about bona fide community efforts to perpetuate a greater good. The purpose of The Bridge is to connect the divides that separate us, fostering understanding and empathy among different groups. By highlighting positive initiatives and inspirational actions, The Bridge aims to create a sense of unity and shared purpose. This section brings to light stories of individuals and organizations working tirelessly to promote inclusivity, equality, and mutual respect. Through these narratives, readers are encouraged to appreciate the richness of diverse perspectives and to participate actively in building stronger, more cohesive communities.
https://stmdailynews.com/the-bridge
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