Feeney Folsom Report

Claire FeeneyJanuary 2014

The Sp

ine of

South

of Ma

rket

Visual

, Expe

rienti

al, an

d Demo

graphi

c Jour

nal

FOLSO

M

MARKET STREET

EMBARCADEROLOMBARD STREET

I-280

19TH AVENUE

GOLDEN GATE BRIDGE

US 101

BAY BRIDGE

I-80

VAN NESS AVENUE

S-35

0 1 MILES

5FOLSOM - the Spine of SoMa

Abstract

Word Association

Observation Collages

Pedestrian Experience

SoMa Maps

Socioeconomic Patterns

Impressions

Census Data

6

8

10

21

24

30

38

42

Table of Contents

6 FOLSOM - the Spine of SoMa

AbstractThe South of Market neighborhood in San Francisco is in the midst of a sociocultural rebirth. A historically industrial area that was home to low income minority communities and transient populations, SoMa is now the epicentre of Tech Boom 2.0. Luxury condominium high rises are popping out of the ground like corn, and manufacturing warehouses are being converted into trendy open concept office space.

The San Francisco Planning Department has been updating the Area Plans for SoMa over the last decade to bring zoning regulations up to modern standards. The great challenge is balancing the needs of lucrative new commercial enterprises and the massive influx of people to the area, while preserving the livelihood of current residents and maintaining the rich character of the neighborhood.

SoMa is at a cross roads, and Folsom Street is the center of the action. The Transbay Terminal is being built here, the new towers of Rincon Hill are next door, and chic cafes are opening amidst classic Victorian houses and decades old auto-bodies. The convergence of new and old San Francisco is happening here.

This journal explores my personal interpretation of what is happening South of the Slot. As a native San Franciscan and urban planner, I’ve watched and participated in the evolution of the City. I want to explore what it feels like in SoMa, what new social dynamics are forming, and how current conditions and development trends are shaping the area.


7FOLSOM - the Spine of SoMa 7FOLSOM - the Spine of SoMa


major

abandoned

barren

apartmentsfast

wide

sex

gentrificationbars

constructioncars

lively

dogs

dirtyart

Victorian

glass

diverse

convalescent

transition

parking

elderly

progressive

cultured

fancy


mba

youthfulcongested

trashconverted

future

crowded

coffee

historicconcrete

mechanics

bike lanefresh

vistas

contrast

revitalize

homeless

tall

hipsterduality

mandarinalleys

proximitynightlife

yuppie

expensive

murals


Old


New


Homelessness


Construction


Traffic


Green


Trash


Art


Barren


Eateries

20 FOLSOM - the Spine of SoMa20 FOLSOM - the Spine of SoMa


Concentration of People

Presence of the Homeless

Pedestrian Experience

12th

11th10th

9th 8th 7th 6th 5th 4th 3rd 2nd 1st

FremontFOLSOM Beale

MainSpear

Embrc.

12th

11th10th


FremontFOLSOM Beale

MainSpear

Embrc.


Height of Surroundings

Construction Sites

12th

11th10th


FremontFOLSOM Beale

MainSpear

Embrc.

12th

11th10th


FremontFOLSOM Beale

MainSpear

Embrc.


Perception of Safety

Auto-bodies and Mechanics

12th

11th10th


FremontFOLSOM Beale

MainSpear

Embrc.

12th

11th10th


FremontFOLSOM Beale

MainSpear

Embrc.


Zoning

Commercial

Public

Residential

Mixed Use - Transit

Mixed Use - Commercial

Mixed Use - Industrial

Industrial

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80

(San Francisco Open Data Portal)


Heights

Under 50 Feet

51 to 100 Feet

101 to 200 Feet

Over 500 Feet

201 to 500 Feet

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80



Public Transit

Bus - Muni

Light Rail - Muni

Commuter Rail - Bart & Caltrain

Ferry

Transit Station

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80

Civic Center Station

Powell Station

Montgomery Station

Embarcadero Station

Caltrain Station

China Basin Ferry Terminal

Embarcadero Ferry Terminal



Greenery

Street Trees

Privately Owner Public Open Space and Public Art

Public Park

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80



Planning Areas

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80

The Emporium Site, 2030

South of Market, 2020

Federal Office Building, 2027

RPSB South Beach, 2021

Mission Bay South, 2028

Mission Bay North, 2028

1234

56

7

Rincon Point, 2021

Transbay, 2035 8

1 2

3

4

5

6

7

8



Planning Projects

2009 Permits

2010 Permits

2011 Permits

2012 Permits

2013 and 2014 Permits

MARKET STREET

10TH STREET

FOLSOM STREET

KING STREET

4TH STREET

EMBARCADERO

BAY BRIDGE

I-280

US-101I-80



Total Population

Higher Educational Attainment

700 and under

701 to 1500

1501 to 2000

2001 and over

15% and under

16% to 35%

36% to 55%

56% and over

Pop

ulation

(people)

(at least bachelors degree, percent of people over 25)

(2012, ACS 5-year estimates, b

lock groups)


Population Density

Millennial Population

15% and under

16% to 30%

31% to 40%

41% and over

10,000 and under

10,001 to 20,000

20,001 to 30,000

30,001 and over

(people per square mile)

(18 to 34, percent of total population)


White Population

Latino Population

25% and under

26% to 40%

41% to 55%

56% and over

Dem

ogra

phics

(percent of population)



lock groups)

25% and under

26% to 40%

41% to 55%

56% and over


Asian Population

Black Population



25% and under

26% to 40%

41% to 55%

56% and over

25% and under

26% to 40%

41% to 55%

56% and over


Rental Housing

Median Household Income

$60 and under

$61 to $120

$121 to $180

$181 and over

30% and under

31% to 60%

61% to 80%

81% and over

Hou

sing

(percent of occupied housing)

(ten thousand dollars)


lock groups)


Average Rent

Average House Value

$750 and under

$751 to $1500

$1501 to $2000

$2001 and over

$100 and under

$101 to $600

$601 to $800

$801 and over

(dollars)

(hundred thousand dollars)


Commute by Private Vehicle

Commute by Bike or Foot

20% and under

21% to 30%

31% to 40%

41% and over

Comm

uting

(percent of workers over 16)



lock groups)

20% and under

21% to 30%

31% to 40%

41% and over


Commute by Public Transit

Average Commute Time


(minutes)

20% and under

21% to 30%

31% to 40%

41% and over

20 and under

20 to 39

40 to 59

Over 60


ImpressionsNO NUCLEAR FAMILIESThe average household size is low and proportionally very few SoMa residents are children. In contradiction to the rising number of families and children under 5 there has been a significant decrease in the number of tweens and teenagers. This shows area residents are having children, but moving away once their kids reach school age. It also indicates that the influx of Millenials is an in-migration, they are not local children growing up.

MANUFACTURING IS OUTConsidering the history of production, manufacturing, and light industry in SoMa very little is zoned for industrial uses. Of what little there is it is overwhelmingly mixed use. There are significant decreases in production, manufacturing, and construction jobs and an increase in white collar work. These trends are consistent with the mass converting of warehouses into office space and residential lofts. Along Folsom Street there is a plethora of auto-bodies, mechanics, and metal works that dramatically dissipates after 4th Street and the Moscone Center. New construction is not happening near the more industrial blocks, indicating even greater separation from SoMa’s industrial past.

TRANSPLANTS ARE WEALTHIER THAN LOCALS...The population growth combined with the very large per capita income increase shows that new residents to the area have much higher paying jobs than existing residents. Average household income increased tremendously while manual labor jobs were replaced by white collar work, and the fastest growing income bracket is the over $200,000 crowd. The largest income bracket is still under $30,000 though, a reflection of the hard work and perserverance of long time residents.


AND HAVE ACCESS TO MORE EDUCATIONNew residents are probably wealthier because they are more educated. The proportion of people who attended high school or less is decreasing while the number of bachelors degrees, masters degrees, and doctorates in SoMa is skyrocketing. The block groups with the highest levels of educational attainment also have the highest incomes and home values. Most new construction is occurring in these areas as well. Further, the increase in people with at least a college degree and overall population growth are almost identical.

NEW HOUSING IS PRICEYThe average asking rent in the City is over $3,000 a month but rent did not increase much in the Census. There has been substantial construction of new residential units suggesting existing buildings, probably with long term tenants in rent controlled apartments, are weighing down the average and that new units are very expensive. The enormous increase in homes worth less than $300,000, when the median sale price is over $1,000,000 is likely due to the proliferating luxury studio and one bedroom condo market.

Luxury multifamily housing is exploding in the area, evidenced by the significant increase in buildings with 50 or more units. Yet the inverse relationship between density and home values clearly shows people desire more private living. The lower home values in areas zoned for mixed-use reveals a troubling trend that despite how highly praised mixed-use development is in the planning industry, consumers don’t actually want to live in it.


PEOPLE WANT SMART WHITE NEIGHBORSBlock groups with the highest rents generally have the most white people, Millennials, and the highest levels of educational attainment. They do not necessarily have the highest incomes and home values, or a lot of rental units. The places with the most expensive units are not where the best or most rental housing is. The highest rents correlate with some level of consumer preference for living near young educated white people.

BIKING IS TRENDYThere is no correlation between household income and people commuting via foot or bike, whereas areas with the highest public transit ridership are also the poorest. There was growth in all modes of commuting but dramatically more for bicycling. This means people who take Muni to work do it out of necessity, and those who commute by bike or foot are choosing to. It is a social, not economic decision. The most significant factor impacting bicycling and walking is living north of 80.

HOMELESS DOES NOT EQUAL DANGEROUSThe greatest factor affecting my perception of safety was the presence of other people; crowded areas felt more secure. Some blocks of Folsom Street, notably the area behind Yerba Buena Gardens and the under the freeway off-ramp, felt extremely unsafe because there was no one around, no transparent store fronts, and almost no side walk activity. The areas where homeless people congregated, which were distinctly different from where there was the most pedestrian traffic, did not feel more dangerous. The homeless community was primarily at Victoria Manalo Draves Park, a beautiful public open space near cafes and an elementary school. The lack of overlap between pedestrian traffic and homeless people actually ensures that a greater percentage of Folsom Street has ‘eyes on the street’.


IS NEW BETTER?Much of the new construction in SoMa is elegant glass skyscrapers and modern apartments buildings. This contrasts excellently with the classic 3 story Victorian structures. The new developments have a lot of merit for their contribution to the City’s housing stock, what they bring to the neighborhood, and their aesthetic appeal, but they feel very different from old pre-existing structures. The cavernous, and at times dauntingly unwelcome, feeling of walking along Folsom Street increases with the height of the surrounding buildings. The buildings between 12th and 5th Streets have a lot of historic character and are built at a wonderfully human scale. The new projects, especially east of 3rd Street, have a striking impact on the skyline but feel unapproachable. The sense of community weakens as the buildings get newer and there is generally less pedestrian traffic. People may want to live here, but no one wants to be here.

EAST VS. WESTThe physical, social, and commercial environments of East and West SoMa are light-years apart. West SoMa has charming old buildings, residential flats, and quirky bars and coffee shops intermixed with old school mechanics. East SoMa is shiny and new, packed with grand high rises and fancy restaurants. Both are great and flawed, but undeniably they are different. People in East SoMa are generally more educated, wealthier, whiter, and newer than residents of West SoMa. The best parts of Folsom Street are where there is strong new construction happening amidst classic old buildings, like the blocks between 7th and 5th Streets. These demographic and infrastructural extremes balance each other well and could result in a great future for SoMa.


The Numbers(ACS 5-year estimates, US Census Bureau)

WORK2009 2010 2011 2012 Average Change Percent Change

Population 16 Years and over: 16,755 18,492 18,581 19,400 31,330 3,146 9.6%

Employed 17,179 19,004 19,004 19,807 18,749 2,628 13.3%Management, Professional, and Related Occupations

9,319 10,407 10,824 11,834 10,596 2,515 21.3%

Service Occupations 2,577 2,737 2,921 3,034 2,817 457 15.1%Sales and Office Occupations 3,288 3,950 3,609 3,469 3,579 181 5.2%

Construction, Extraction, and Maintenance Occupations

932 897 693 579 775 -353 -61.0%

Production, Transportation, and Material Moving Occupations

1,063 1,013 1,095 881 1,013 -182 -20.7%

Unemployed 1,079 1,158 1,158 1,522 1,229 443 29.1%Not in labor force 11,384 10,912 10,912 11,446 11,164 62 0.0%COMMUTE MODEPrivate Vehicle 5,008 5,225 5,673 5,957 5,466 949 15.9%Public Transportation 5,057 5,597 5,821 5,750 5,556 693 12.1%Bicycle 619 844 952 1,084 875 465 42.9%Walked 4,302 5,007 4,627 5,131 4,767 829 16.2%Worked at Home 1,446 1,608 1,389 1,346 1,447 -100 -7.4%COMMUTE TIMEUnder 20 Minutes 6,242 7,398 7,342 7,465 7,112 1,223 16.4%20 to 29 Minutes 3,334 3,459 3,625 3,935 3,588 601 15.3%30 to 39 Minutes 2,281 2,630 2,738 2,892 2,635 611 21.1%40 to 59 Minutes 1,783 1,758 1,761 1,847 1,787 64 3.5%Over 60 Minutes 1,669 1,639 1,726 1,915 1,737 246 12.8%


WORK2009 2010 2011 2012 Average Change Percent Change

Population 16 Years and over: 16,755 18,492 18,581 19,400 31,330 3,146 9.6%

Employed 17,179 19,004 19,004 19,807 18,749 2,628 13.3%Management, Professional, and Related Occupations

9,319 10,407 10,824 11,834 10,596 2,515 21.3%

Service Occupations 2,577 2,737 2,921 3,034 2,817 457 15.1%Sales and Office Occupations 3,288 3,950 3,609 3,469 3,579 181 5.2%

Construction, Extraction, and Maintenance Occupations

932 897 693 579 775 -353 -61.0%

Production, Transportation, and Material Moving Occupations

1,063 1,013 1,095 881 1,013 -182 -20.7%

Unemployed 1,079 1,158 1,158 1,522 1,229 443 29.1%Not in labor force 11,384 10,912 10,912 11,446 11,164 62 0.0%COMMUTE MODEPrivate Vehicle 5,008 5,225 5,673 5,957 5,466 949 15.9%Public Transportation 5,057 5,597 5,821 5,750 5,556 693 12.1%Bicycle 619 844 952 1,084 875 465 42.9%Walked 4,302 5,007 4,627 5,131 4,767 829 16.2%Worked at Home 1,446 1,608 1,389 1,346 1,447 -100 -7.4%COMMUTE TIMEUnder 20 Minutes 6,242 7,398 7,342 7,465 7,112 1,223 16.4%20 to 29 Minutes 3,334 3,459 3,625 3,935 3,588 601 15.3%30 to 39 Minutes 2,281 2,630 2,738 2,892 2,635 611 21.1%40 to 59 Minutes 1,783 1,758 1,761 1,847 1,787 64 3.5%Over 60 Minutes 1,669 1,639 1,726 1,915 1,737 246 12.8%


PEOPLE2009 2010 2011 2012 Average Change Percent Change

Total Population 32,389 33,400 34,959 35,589 34,084 3,200 9.4%Male 18,226 19,153 19,691 20,287 19,339 2,061 10.2%Female 14,163 14,247 15,268 15,302 14,745 1,139 7.4%AGEChildren 2,886 2,484 3,383 2,956 2,927 70 2.4%Millennial 11,025 11,804 11,979 12,042 11,713 1,017 8.4%Middle Aged 14,596 15,278 15,252 16,222 15,337 1,626 10.0%Elderly 3,882 3,834 4,345 4,369 4,108 487 11.1%ETHNICITYWhite 16,753 16,379 17,282 17,474 16,972 721 4.1%Black 3,000 3,133 3,179 2,868 3,045 -132 -4.1%Asian 8,940 10,063 10,934 11,031 10,242 2,091 19.0%Latino 5,842 5,529 6,042 6,306 5,930 464 7.4%Native Born 19,871 20,197 20,771 21,029 20,467 1,158 5.5%Foreign Born 12,518 13,203 14,188 14,560 13,617 2,042 14.0%

From Europe 1,490 1,520 1,862 2,040 1,728 550 31.8%From Asia 7,102 7,786 8,348 8,242 7,870 1,140 13.8%From Latin America 3,279 3,232 3,277 3,441 3,307 162 4.7%

Naturalized Citizen 6,984 7,336 7,863 7,868 7,513 884 11.2%Not a Citizen 5,534 5,867 6,325 6,692 6,105 1,158 17.3%HOUSEHOLD TYPEHouseholds 15,119 16,729 16,729 16,729 16,327 1,610 9.6%

Family 4,389 5,074 5,074 5,074 4,903 685 13.5%Married-Couples 3,428 3,826 3,826 3,826 3,727 398 10.4%

Non-Family 10,730 11,655 11,864 12,317 11,642 1,587 12.9%Average Household Size 1.9 1.8 1.8 1.8 1.83 0 -5.6%

EDUCATION LEVELPopulation 25 Years and over: 27,548 28,282 28,879 30,098 28,702 2,550 8.5%

High School 9,083 8,653 8,557 8,397 8,673 -686 -8.2%College 13,687 14,057 14,554 15,776 14,519 2,089 13.2%Masters Degree or Higher 4,778 5,572 5,768 5,925 5,511 1,147 19.4%


PEOPLE2009 2010 2011 2012 Average Change Percent Change

Total Population 32,389 33,400 34,959 35,589 34,084 3,200 9.4%Male 18,226 19,153 19,691 20,287 19,339 2,061 10.2%Female 14,163 14,247 15,268 15,302 14,745 1,139 7.4%AGEChildren 2,886 2,484 3,383 2,956 2,927 70 2.4%Millennial 11,025 11,804 11,979 12,042 11,713 1,017 8.4%Middle Aged 14,596 15,278 15,252 16,222 15,337 1,626 10.0%Elderly 3,882 3,834 4,345 4,369 4,108 487 11.1%ETHNICITYWhite 16,753 16,379 17,282 17,474 16,972 721 4.1%Black 3,000 3,133 3,179 2,868 3,045 -132 -4.1%Asian 8,940 10,063 10,934 11,031 10,242 2,091 19.0%Latino 5,842 5,529 6,042 6,306 5,930 464 7.4%Native Born 19,871 20,197 20,771 21,029 20,467 1,158 5.5%Foreign Born 12,518 13,203 14,188 14,560 13,617 2,042 14.0%

From Europe 1,490 1,520 1,862 2,040 1,728 550 31.8%From Asia 7,102 7,786 8,348 8,242 7,870 1,140 13.8%From Latin America 3,279 3,232 3,277 3,441 3,307 162 4.7%

Naturalized Citizen 6,984 7,336 7,863 7,868 7,513 884 11.2%Not a Citizen 5,534 5,867 6,325 6,692 6,105 1,158 17.3%HOUSEHOLD TYPEHouseholds 15,119 16,729 16,729 16,729 16,327 1,610 9.6%

Family 4,389 5,074 5,074 5,074 4,903 685 13.5%Married-Couples 3,428 3,826 3,826 3,826 3,727 398 10.4%

Non-Family 10,730 11,655 11,864 12,317 11,642 1,587 12.9%Average Household Size 1.9 1.8 1.8 1.8 1.83 0 -5.6%

EDUCATION LEVELPopulation 25 Years and over: 27,548 28,282 28,879 30,098 28,702 2,550 8.5%

High School 9,083 8,653 8,557 8,397 8,673 -686 -8.2%College 13,687 14,057 14,554 15,776 14,519 2,089 13.2%Masters Degree or Higher 4,778 5,572 5,768 5,925 5,511 1,147 19.4%


MONEY2009 2010 2011 2012 Average Change Percent Change

Median Household Income $59,460 $65,410 $59,402 $67,212 $62,871 $7752 11.5%Average Household Income $97,310 $101,678 $107,348 $114,505 $105,210 $17195 15.0%

Per Capita Income $48,367 $52,574 $55,086 $60,380 $54,102 $12013 19.9%

HOUSEHOLD INCOMEHouseholds 15,119 16,729 17,387 18,267 16,876 3148 17.2%Under $30,000 5,321 5,469 5,851 5,810 5,613 489 8.4%$30,000 to $60,000 2,269 2,522 2,888 2,814 2,623 545 19.4%$60,000 to $100,000 2,177 2,450 2,286 2,343 2,314 166 7.1%$100,000 to $200,000 3,473 4,081 3,885 4,347 3,947 874 20.1%Over $200,000 1,879 2,207 2,477 2,953 2,379 1,074 36.4%POVERTYPopulation for Whom Poverty is Determined 31,142 28,361 33,797 34485 31,946 3,343 9.7%

Impoverished 6,862 6,514 7,095 6593 6,766 -269 -4.1%At or Above Poverty Line 24,280 25,681 26,702 27892 26,139 3,612 12.9%


MONEY2009 2010 2011 2012 Average Change Percent Change

Median Household Income $59,460 $65,410 $59,402 $67,212 $62,871 $7752 11.5%Average Household Income $97,310 $101,678 $107,348 $114,505 $105,210 $17195 15.0%

Per Capita Income $48,367 $52,574 $55,086 $60,380 $54,102 $12013 19.9%

HOUSEHOLD INCOMEHouseholds 15,119 16,729 17,387 18,267 16,876 3148 17.2%Under $30,000 5,321 5,469 5,851 5,810 5,613 489 8.4%$30,000 to $60,000 2,269 2,522 2,888 2,814 2,623 545 19.4%$60,000 to $100,000 2,177 2,450 2,286 2,343 2,314 166 7.1%$100,000 to $200,000 3,473 4,081 3,885 4,347 3,947 874 20.1%Over $200,000 1,879 2,207 2,477 2,953 2,379 1,074 36.4%POVERTYPopulation for Whom Poverty is Determined 31,142 28,361 33,797 34485 31,946 3,343 9.7%

Impoverished 6,862 6,514 7,095 6593 6,766 -269 -4.1%At or Above Poverty Line 24,280 25,681 26,702 27892 26,139 3,612 12.9%


HOUSING2009 2010 2011 2012 Average Change Percent Change

Median Gross Rent $1,031 $1,099 $1,070 $1,117 $1,079 86 7.7%Median Gross Rent (Percentage of Household Income)

28.9% 28.7% 29.2% 29.0% 0 0 0.3%

Average Gross Rent $1,229 $1,276 $1,307 $1,354 1,292 125 9.2%OCCUPANCYHousing units 18,404 20,459 21,373 22,613 20,712 4209 18.6%Occupied Housing Units 15,119 16,729 17,387 18,267 16,876 3148 17.2%

Owner Occupied 4,167 4,695 4,930 5,563 4,839 1396 25.1%Renter Occupied 10,952 12,034 12,457 12,704 12,037 1752 13.8%

Vacant 3,285 3,730 3,986 4,346 3,837 1061 24.4%UNITS IN BUILDING1 Unit 966 883 727 907 871 -59 -6.5%2 to 9 Units 2,822 3,318 3,374 3,299 3,203 477 14.5%10 to 50 Units 4,232 4,462 4,648 4,672 4,504 440 9.4%50 or More Units 10,325 11,707 12,552 13,670 12,064 3345 24.5%HOUSE VALUE

Owner-Occupied housing units: 4,167 4,695 4,930 5,563 4,839 1396 25.1%

Under $300,000 163 208 215 380 242 217 57.1%$300,000 to $499,999 569 562 635 623 597 54 8.7%$500,000 to $749,999 1,911 1,921 1,861 2,229 1,981 318 14.3%$750,000 to $999,999 789 1,081 1,053 1,101 1,006 312 28.3%$1,000,000 or More 735 923 1,166 1,230 1,014 495 40.2%RENT AS PERCENT OF INCOMERenter-Occupied Housing units: 10,952 12,034 12,457 12,704 12,037 1752 13.8%

Under 30% 5,608 6,242 6,317 6,540 6,177 932 14.3%30% to 49% 2,732 2,994 3,161 3,068 2,989 336 11.0%50% or More 2,193 2,375 2,603 2,660 2,458 467 17.6%


HOUSING2009 2010 2011 2012 Average Change Percent Change

Median Gross Rent $1,031 $1,099 $1,070 $1,117 $1,079 86 7.7%Median Gross Rent (Percentage of Household Income)

28.9% 28.7% 29.2% 29.0% 0 0 0.3%

Average Gross Rent $1,229 $1,276 $1,307 $1,354 1,292 125 9.2%OCCUPANCYHousing units 18,404 20,459 21,373 22,613 20,712 4209 18.6%Occupied Housing Units 15,119 16,729 17,387 18,267 16,876 3148 17.2%

Owner Occupied 4,167 4,695 4,930 5,563 4,839 1396 25.1%Renter Occupied 10,952 12,034 12,457 12,704 12,037 1752 13.8%

Vacant 3,285 3,730 3,986 4,346 3,837 1061 24.4%UNITS IN BUILDING1 Unit 966 883 727 907 871 -59 -6.5%2 to 9 Units 2,822 3,318 3,374 3,299 3,203 477 14.5%10 to 50 Units 4,232 4,462 4,648 4,672 4,504 440 9.4%50 or More Units 10,325 11,707 12,552 13,670 12,064 3345 24.5%HOUSE VALUE

Owner-Occupied housing units: 4,167 4,695 4,930 5,563 4,839 1396 25.1%

Under $300,000 163 208 215 380 242 217 57.1%$300,000 to $499,999 569 562 635 623 597 54 8.7%$500,000 to $749,999 1,911 1,921 1,861 2,229 1,981 318 14.3%$750,000 to $999,999 789 1,081 1,053 1,101 1,006 312 28.3%$1,000,000 or More 735 923 1,166 1,230 1,014 495 40.2%RENT AS PERCENT OF INCOMERenter-Occupied Housing units: 10,952 12,034 12,457 12,704 12,037 1752 13.8%

Under 30% 5,608 6,242 6,317 6,540 6,177 932 14.3%30% to 49% 2,732 2,994 3,161 3,068 2,989 336 11.0%50% or More 2,193 2,375 2,603 2,660 2,458 467 17.6%

Date post:	14-Apr-2017
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Feeney Folsom Report

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