THE BRAIN GAIN: 2015 UPDATE
How the Region’s Shifting Demographics Favor the Lower Manhattan Business District
The Region: NY-NJ-CT-PA Combined Statistical Area
Ulster
Litchfield
Dutchess
Putnam
New Haven
Orange Pike
Fairfield Westchester
Sussex
Rockland Passaic Bergen Morris
Essex
Bronx New York Hudson Queens
Union Hunterdon
Richmond Somerset
Kings
Suffolk Nassau
Area Within a 30-Minute Commute of the Lower Manhattan Central Business District
Middlesex Mercer
Harlem
Monmouth
Hoboken
Ocean
Chelsea NewportAstoria Grove Street Willliamsburg Jersey City Lower Manhattan
Downtown Brooklyn Park SlopeCobble HillRed Hook St. George
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THE BRAIN GAIN: Update 2015
2015 UPDATE
THE BRAIN GAIN: How the Region’s Shifting Demographics Favor the Lower Manhattan Business District Since 2000, Lower Manhattan has emerged as the new epicenter of the region’s vast and growing pool of high-value, knowledge workers. Educated young and mid-career adults are foregoing the suburbs in favor of the subway and PATH-connected neighborhoods of Manhattan, Brooklyn and the cities along New Jersey’s Hudson River waterfront.
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THE BRAIN GAIN: Update 2015
2015 UPDATE
THE BRAIN GAIN:
How the Region’s Shifting Demographics Favor the Lower Manhattan Business District
Executive Summary Access to labor has always been among the most important factors in corporate leasing decisions. This is certainly true in the financial services, professional services, media, creative services, management, and information sectors that drive office leasing in New York City. Lower Manhattan was the original center of the New York City office market, but over the course of many decades some companies moved away from Downtown to areas surrounding Midtown’s Grand Central Terminal and Penn Station. The relocations were spurred by the pursuit of high-value workers who moved out of the urban core to bedroom communities in suburban New Jersey, Long Island, Westchester and the Hudson Valley, and Southern Connecticut. Since 2000, there has been a monumental shift in the population of these high-value workers in the greater New York metro region. Extensive residential development and dramatic neighborhood revitalization in Manhattan, Brooklyn, and New Jersey’s Hudson River waterfront cities have attracted huge numbers of young, educated people. These workers – who prefer apartment living and shorter commutes via subway, PATH, ferry, bike and foot to suburban life and lengthy commutes via heavy rail or car – are driving professional and creative leasing in New York City.
Today, Lower Manhattan is surrounded by residential communities that have an increasing share of the region’s high-value workers, while the far-off bedroom communities in Long Island, New York, and Connecticut have seen their shares shrink. This demographic shift has had a profound impact on the value proposition of a Lower Manhattan business address – both dramatically improving the opportunity to attract the best and brightest workers to Lower Manhattan, and diminishing the allure of Midtown’s commuter rail stations. Who are the region’s high-value workers and where do they live? In 2012, to answer these critical questions, the Downtown Alliance analyzed data from the 2000 U.S. Decennial Census and the 2010 American Community Survey for the population of the NY-NJ-CT-PA Combined Statistical Area (CSA), a broadly-defined region including 30 counties. We looked at neighborhoods, or PUMAs1 to determine: •• w here people working in the fields of advertising, media, arts and entertainment, professional services, management, information technology, finance, insurance, and real estate live today versus 2000. Thought of together as “creative and professional” industries, these sectors account for the vast majority of office leasing in New York City. •• w here college-educated adults, ages 18 to 44, live today versus 2000. This group includes recent college graduates, as well as people in young and middle adulthood, many of whom are married and raising families and likely face the decision of whether or not to live in the suburbs. The answer is loud and clear: the high-value knowledge workers who drive the region’s economy – the people companies want to hire – increasingly live within a 30-minute commute of Lower Manhattan. The New York metro region’s substantial population growth among the cohorts most important to the New York City office market was driven
“ PUMA” stands for Public Use Microdata Area, geographically contiguous census tracts grouped together in population clusters of 100,000 or more. In this study, PUMAs provide the best opportunity to link data to identifiable communities in NYC, and also approximately match one or more towns and cities in New York State, New Jersey, and Connecticut. PUMAs are referred to as “communities” in this report.
1
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THE BRAIN GAIN: Update 2015 overwhelmingly by the changes that occurred in the areas immediately surrounding the Lower Manhattan central business district. Meanwhile, other areas in the 30-county region – which include the rest of New York City, the rest of New Jersey, Long Island, Westchester and the Hudson Valley, Southern Connecticut, and Pike County in Pennsylvania – contributed far less to the region’s total net growth. In some cases, these areas saw a declining population of college-educated adults age 18 to 44 and those working in creative and professional fields.
The Downtown Alliance released these initial findings in 2012, using available census data reflecting the period between 2000 and 2010. The data illustrated huge gains in the number of creative and professional workers as well as college-educated adults in the residential areas within a 30 minute commute of Lower Manhattan. Using demographic data, the Downtown Alliance successfully demonstrated that Lower Manhattan's superior access to high value workers is a key advantage for a Lower Manhattan business address.
These geographic growth trends strongly suggest a shift in the preferences of the region’s high-value workers, who are increasingly opting out of the suburban lifestyle and emphatically favoring urban living. The implications for Lower Manhattan are clear: with an extensive network of multi-modal transit, Lower Manhattan is exceptionally well-positioned to take advantage of its proximity to the region’s fastest-growing, talent-rich communities. Today, companies eager to attract the best and brightest of the region’s labor force have every reason to set up shop in Lower Manhattan.
Findings from the 2010 data revealed:
Key Findings
rowth of the region’s creative and G professional workforce is concentrated around Lower Manhattan.
ommunities surrounding Lower Manhattan C show the fastest growth of college-educated adults ages 18 to 44.
Lower Manhattan's 30-minute commute area leads the region's growth of college-educated adults ages 35 to 44.
•• The fast-growing communities and towns surrounding Lower Manhattan posted large population gains among people working in creative and professional fields. •• Nine of the region’s ten fastest-growing communities are within a 30-minute subway or PATH ride of Lower Manhattan. As a result, places like Park Slope, the Lower East Side, and Jersey City’s Newport-Grove Street area contribute more of the region’s creative and professional workforce today than Scarsdale, New York; Fairfield, Connecticut; and Huntington, Long Island. •• At over 557,000, the 2010 population of creative and professional workers living within a 30-minute commute of Lower Manhattan outranked the populations of Long Island (298,000), Westchester and the Hudson Valley (226,000), Southern Connecticut (211,000), and the rest of New York City (457,000). •• Lower Manhattan’s 30-minute commute area was the only part of the region to grow its share of workers in creative and professional fields over the last decade. •• The number of educated adults ages 18 to 44 within a 30-minute commute of Lower Manhattan jumped by 172,000 people, skyrocketing 32% to reach over 717,000 in 2010. Contrast this with the rest of the 30-county region, which posted a net gain of only 6%.
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THE BRAIN GAIN: Update 2015 •• This rapid growth in and around Lower Manhattan was due in large part to those in the higher-age bracket of 35 to 44 years; this population grew by 44,000, or 24% in this area. By contrast, the more suburban areas of the region barely held onto their populations among this age group, posting a net gain of just 3,100.
IN THE NYC METRO REGION
•• At over 717,000, the 2010 total population of college-educated 18-to-44-year-olds living within a 30-minute commute of Lower Manhattan outranked the populations of Long Island (327,000), Westchester and the Hudson Valley (247,000) and Southern Connecticut (236,000). If these growth trends continue, it will not be long before the population of educated 18-to-44-year-olds in the area surrounding Lower Manhattan outranks that found in all of Long Island, Westchester, and the Hudson Valley, and Southern Connecticut combined.
2015 UPDATE
Data newly available in 2015 further validates this trend.2 A fresh look at the most recently available data now shows that these trends have continued and even strengthened. The population living within a 30-minute commute area has seen continued growth in collegeeducated workers and accelerating growth in the creative and professional workforce. •• More than 750,000 college-educated adults are within a 30-minute commute of Lower Manhattan, a 39% increase since 2000. •• More than a half million people working in creative and professional industries live within a 30-minute commute, an 18% increase since 2000. New data demonstrates that demographic shifts have continued since 2010, resulting in an increasing share of the New York City Metropolitan Region's high-value workers living within a short subway, PATH, ferry, or bicycle commute to Lower Manhattan.
e Commute A rea inut M 30
25% 24%
of COLLEGEEDUCATED ADULTS of CREATIVE & PROFESSIONAL WORKERS
live within a 30-minute commute of Lower Manhattan
2015 update based on the 2013 American Community Survey—the most recent data available as of the publication of the report. 2010 and 2013 data represents American Community Survey 3-year estimates. 2000 data was made available through the decennial census. From 2010 to 2013, new PUMA boundaries were established by the Census. Assistance in comparing 2000 to 2013 data using new geographic names and boundaries was provided by Frank Donnelly, Geospatial Data Librarian and Araby Smyth, College Assistant of Newman Library, Baruch College, City University of New York.
2
DowntownNY.com
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THE BRAIN GAIN: Update 2015
2015 UPDATE: Metro Area College-Educated Adults, Ages 18 to 44
The Region's Growth of College-Educated Adults Ages 18-44, 2000-2013
The Rest of NYC
Since 2010, College-Educated Adults have continued flocking to the communities in proximity to Lower Manhattan.
Key Findings
Since 2000, the population of college-educated adults ages 18-44 living within a 30-minute commute of Lower Manhattan grew by 39%.
By contrast, the growth of the college-educated population tapers off significantly in areas further from Lower Manhattan. In the outermost parts of the region, the college-educated population was either stagnant or declining since 2000. The result is that 25% of the region's collegeeducated adults ages 18-44 now live within a 30-minute commute of Lower Manhattan.
+214,785
Within a 30-minute commute of Lower Manhattan, the population of college-educated adults ages 18-44, saw strong, steady growth, with the addition of more than 43,000 from 2010 to 2013.
The Rest of the Region (Net Change) +185,681
30-Minute Commute Area +214,785
+132,944
(+) 5,000 People
The Rest of New Jersey
Long Island
Southern Connecticut
Westchester/ Hudson Valley
+3,745
-6,975
+36,809 +19,158
(–) 5,000 People
College-Educated Population Ages 18 – 44, by Geography, 2000-2013 30-Minute Commute Area
The Rest of NYC
The Rest of New Jersey
Long Island
Southern Connecticut
Westchester/ Hudson Valley
Total, 2013
759,115
606,344
805,508
335,482
236,506
246,471
Net Growth, 2000-2013
+214,785
+132,944
+36,809
+19,158
+3,745
-6,975
% Growth 2000-2013
+39%
+28%
+5%
+6%
+2%
-3%
Share of Region, 2013
25.4%
20.3%
26.9%
11.2%
7.9%
8.2%
+4.4
+2.0
-2.7
-1.0
-1.1
-1.5
Share Gain/Loss 2000-2013
DowntownNY.com
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THE BRAIN GAIN: Update 2015
2015 UPDATE: Metro Area Residents Employed in Creative and Professional Industries The growth of the creative and professional workforce living within a 30-minute commute of Lower Manhattan accelerated since 2010.
Growth Among Creative and Professional Industries, by Geography, 2000-2013 100,000
90,549
90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000
2,139
10,000
290
0 -10,000
Key Findings
Creative and professional workers have been flocking to areas in and around Lower Manhattan since 2000. This trend accelerated between 2010 and 2013, when the data revealed that the 30-minute commute area saw an influx of more than 23,000 such workers. Since 2000, the number of creative and professional workers living within a 30-minute commute of Lower Manhattan has grown by 90,000 – a gain of 18.5%. Over that same time, other parts of the region experienced very modest population growth among the creative and professional workforce. Long Island and farther-out parts of New Jersey actually lost creative and professional workers. The area surrounding Lower Manhattan now accounts for nearly 24% of the regional creative and professional workforce.
- 3,467 30-Minute Commute Area
Southern Westchester/ The Rest of Connecticut Hudson Valley New Jersey
- 5,676
- 6,650
The Rest of NYC
Long Island
Residents Employed in Creative and Professional Industries by Geography, 2000-2013 30-Minute Commute Area
The Rest of NYC
The Rest of New Jersey
Westchester/ Hudson Valley
Southern Connecticut
Long Island
Total, 2013
580,348
450,336
706,077
223,898
208,923
292,190
Net Growth, 2000-2013
+90,549
-5,676
-3,467
+290
+2,139
-6,650
% Growth 2000-2013
+18.5%
-1.2%
-0.5%
+0.1%
+1.0%
-2.2%
Share of Region, 2013
23.5%
18.3%
28.6%
9.1%
8.5%
11.9%
+3.0
-0.8
-1.1
-0.3
-0.19
-0.7
Share Gain/ Loss 20002013
DowntownNY.com
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THE BRAIN GAIN: Update 2015
Growth of the Region’s High-Value Knowledge Workforce within a One-Seat Ride
The trends are even more impressive when looking at the population directly connected to Lower Manhattan by a one-seat ride via subway, ferry or PATH.
10 5
•• More than 1/3 of the region's creative and professional workers are within a one-seat ride. •• Over 38% of the region's college-educated adults ages 18-44 have a direct transit connection to Lower Manhattan. College-Educated Adults within One-Seat Ride
Creative and Professional Workers within One-Seat Ride
Total, 2013
1,144,657
864,246
Net Growth, 2000-2013
+320,294
% Growth 2000-2013
+38.9%
+13.5
Share of Region, 2013
38.2%
35.1%
Share Gain/Loss 2000-2013
+6.4
+3.2
+102,627
1
7 4
3 8 6
2 9
12 Subway Lines
6 Ferry Stops & 12 Routes
2 PATH routes to NJ
The findings are clear. Now well into the second decade of the new millennium, strong demographic trends are proving their staying power and further cementing Lower Manhattan as the epicenter of a high-value workforce. 7
Findings: Metro-Area Residents Employed in Creative and Professional Industries “Nine of the region’s top 10 fastest-growing populations of creative and professional workers live in areas within a 30-minute subway or PATH ride of Lower Manhattan.”
The result of the dramatic population growth in and around Lower Manhattan means that today, places like Park Slope, the Lower East Side, and the Newport section of Jersey City contribute more of the region’s creative and professional workforce than Scarsdale, New York; Fairfield, Connecticut; and Huntington, Long Island.3
Between 2000 and 2010, there was a dramatic increase in the number of people employed in the creative and professional fields living within a 30-minute walk, subway, PATH, ferry, bus or bike ride of Lower Manhattan.
While half of the region’s 155 communities gained some population of creative and professional workers, most of the growth was found in the urban core, and in particular, in the areas surrounding Lower Manhattan. In fact, among the communities with the biggest gains of residents working in creative and professional fields, 9 of the top 10 were within a 30-minute subway or PATH ride of Lower Manhattan.2 Not only did the communities surrounding Lower Manhattan gain the greatest number of net new residents employed in the creative and professional industries, they also exhibited some of the fastest growth rates in the region. For example, Jersey City’s Newport-Grove Street area, from which commuters can reach the World Trade Center PATH station in 7 minutes, gained 10,670 net additional residents working in creative and professional fields, a 60% increase over 2000. Another example is Williamsburg-Greenpoint, a 21-minute commute to Lower Manhattan, which added 10,400 residents in creative and professional fields, an astounding 86% increase in just ten years. The PUMA including Lower Manhattan, TriBeCa and the West Village was also among the top gainers, adding nearly 6,000 net new residents working in these fields.
Newport-Grove Street, JC
East Village, LES
Williamsburg-Greenpoint
Lower Manhattan
The area within a 30-minute commute of Lower Manhattan includes PUMAs that are substantially within a 30-minute transit ride of Lower Manhattan by public transportation. The Downtown Alliance used www.mta.info and http://www.panynj.gov/path/ to establish travel times. 3 See appendix table B, compare 2010 rankings of PUMA #3604005 (Park Slope/Cobble Hill /Red Hook), PUMA #3603809 (East Village/Lower East Side/Chinatown), PUMA #3400601(Newport/Grove Street/Jersey City Heights) to rankings for PUMA #0902200 (Trumbull/Fairfield), PUMA #3603503(White Plains/Scarsdale/Hastings-on-Hudson) and PUMA #3604301 (Huntington/Melville, LI).
2
DowntownNY.com
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Growth of the Region’s Creative and Professional Workforce Is Concentrated Around Lower Manhattan The Region's Top 10 Communities with the Greatest Net Increase of Residents Employed in Creative and Professional Fields, 2000 - 2010*
Rank
Name
Net Increase 2000-2010
Percent Change 2000–2010
Transit Ride Time to Lower Manhattan (in minutes)
1
Newport / Grove Street / Jersey City Heights (PUMA #3400601)
10,670
60 %
15
2
Williamsburg/Greenpoint (PUMA #3604001)
10,433
86 %
21
3
East Village / Lower East Side /Chinatown (PUMA #3603809)
6,556
27 %
8
4
Lower Manhattan / Tribeca / West Village (PUMA #3603810)
5,958
13 %
6
5
Harlem (PUMA #3603803)
5,877
75 %
28
6
Park Slope / Cobble Hill / Red Hook (PUMA #3604005)
5,674
22 %
14
7
Chelsea / Garment District / Times Square (PUMA #3603807)
5,461
13 %
9
8
Downtown Brooklyn (PUMA #3603807)
5,147
24 %
8
9
Prospect Heights (PUMA #3604004)
5,134
48 %
20
10 5
1
7 4
3
2
8 6
9
Net Change Throughout the Region by Community, 2000-2010
Absolute Change in Creative, Professional Workers Decline 0 to -6,600
10
Washington Heights (PUMA #3603801)
4,825
30 %
35
Slow Growth 1 to 2,700 Fast Growth 2,700 to 10,700
This table compares data from table P049:Sex by Industry for the Employed Civilization Population 16 Years and Over available from the 2000 Census and compares it to table C24030: Sex By Industry for the Civilian Employed Population 16 Years and Over available from the 2010 American Community Survey 3-year estimates. The Downtown Alliance used www.mta.info and http://www.panynj.gov/path/ to establish commute times using a subway station as the point of origin.
*
6
None of These Statements were True in 2000 Comparisons of Population Changes in Select PUMAs, 2000 - 2010* Residents Employed in the Finance, Insurance and Real Estate Sector
T here are more FIRE sector workers living in the East VillageLower East Side-Chinatown than there are in White Plains/ Scarsdale/Hastings-on-Hudson.
T here are more Professional Services workers living in New Jersey’s Newport-Grove Street area and Jersey City Heights than in Huntington and Melville, Long Island.
T here are more Information Sector workers living in Greenpoint and Williamsburg than there are in Greenwich, Darien, and New Canaan, Connecticut.
East Village/Lower East Side/ Chinatown (NYC)
White Plains/Scarsdale/ Hastings-on-Hudson (NY)
Population
Rank Among Region's PUMA's
Population
Rank Among Region's PUMA's
2000
5,978
65
9,784
12
2010
9,649
16
9,325
18
Net Change 2000-2010
+3,671
N/A
- 459
N/A
Resident Employed in Professional Services Sector, Including Legal, Accounting, Architectural, and Engineering Services Newport/Grove Street/ Jersey City Heights (NJ)
Huntington/Melville (LI)
Population
Rank Among Region's PUMA's
Population
Rank Among Region's PUMA's
2000
5,534
49
9,787
8
2010
11,400
11
10,775
12
Net Change 2000-2010
+ 5,866
N/A
+ 988
N/A
Residents Employed in Information Sector, Including Communications and Data Processing Williamsburg/Greenpoint (NYC)
Greenwich/Darien/New Canaan (CT)
Population
Rank Among Region's PUMA's
Population
Rank Among Region's PUMA's
2000
2,863
62
6,678
8
2010
4,957
10
4,097
11
+ 2,094
N/A
- 2,581
N/A
Net Change 2000-2010
These tables were prepared comparing data from table P049: Sex by Industry for the Employed Civilization Population 16 Years and Over available from the 2000 Census and comparing it to table C24030: Sex By Industry for the Civilian Employed Population 16 Years and Over available from the 2010 American Community Survey 3-year estimates.
*
7
The combined impact of these profound community-level changes has been the increasing concentration of the region’s creative and professional workforce in the subway- and PATH-connected areas that surround Lower Manhattan, while areas that rely on heavy rail, intercity bus, and automobile connections have seen their share of the region’s office-using employees shrink.
The Metro-North Railroad- and car-dependent counties of Westchester/ Hudson Valley and Southern Connecticut only gained 7,000 net new residents working in these industries, and the New Jersey Transitand car-dependent parts of New Jersey saw a net increase of just under 3,900. Long Island Rail Road- and car-dependent Long Island experienced a net loss of 480 residents. And, in fact as of 2010 the area within a 30-minute commute of Lower Manhattan outranked Long Island, Westchester/Hudson Valley, Southern Connecticut, and the rest of New York City in its share of the region’s creative and professional workers, and was the only area within the region to grow its share over the last decade.
Growth Among Creative and Professional Industries, by Geography, 2000-20104 80,000 70,000
66,920
60,000 50,000 40,000 30,000 20,000
3,867
10,000
972
4,274
2,741
The area within a 30-minute subway or PATH commute of Lower Manhattan saw far and away the greatest net gain in the number of residents working in creative and professional fields, a total of 67,000 new residents, or 14%. Contrast this to rest of the region, which saw a fraction of the net growth—just 12,000 new residents working in creative and professional fields, or less than 1% growth.
-480
0 -10,000
30-Minute Commute Area
The Rest of New Jersey
The Rest of NYC
Westchester/ Southern Long Island Hudson Valley Connecticut
Residents Employed in Creative and Professional Industries, by Geography, 2000-20104 30-Minute Commute Area
The Rest of New Jersey
The Rest of NYC
Westchester/ Hudson Valley
Southern Connecticut
Long Island
Total, 2010
557,450
712,680
456,984
226,369
211,058
298,360
Net Growth, 2000-2010
+66,920
+3,867
+972
+2,741
+4,274
-480
% Growth 2000-2010
+13.6%
+0.5%
+0.2%
+1.2%
+2.1%
-0.2%
Share of Region, 2010
22.6%
28.9%
18.5%
9.2%
8.6%
12.1%
Share Gain/Loss 2000-2010
+2.1
-0.8
-0.6
-0.2
-0.1
-0.4
Findings: Metro-Area College-Educated Adults, Ages 18 to 44 The population trends seen among workers in creative and professional fields are mirrored by the trends seen among the region’s population of college-educated adults ages 18 to 44. While 110 of the region’s 155 communities5 gained some population among this group, most of the growth was found in the urban areas, and particularly in the areas surrounding Lower Manhattan. Among the towns and communities that experienced the greatest net gains in population of college-educated adults ages 18 to 44, 8 of the top 10 were within a 30-minute subway or PATH ride of Lower Manhattan. Not only did the communities surrounding Lower Manhattan see the greatest net increase in this population, they also exhibited some of the fastest growth rates in the region. New Jersey’s Newport-Grove Street area, from which commuters can reach the World Trade Center PATH station in 7 minutes, gained more than 19,500 college-educated adults
These tables were prepared comparing data from table P049: Sex by Industry for the Employed Civilization Population 16 Years and Over available from the 2000 Census and comparing it to table C24030: Sex By Industry for the Civilian Employed Population 16 Years and Over available from the 2010 American Community Survey 3-year estimates. Communities, or PUMAs. DowntownNY.com
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5
8
Communities Surrounding Lower Manhattan Show the Fastest Growth of College-Educated Adults Ages 18 to 44 The Region's Top 10 Communities with the Greatest Net Increase of College-Educated Adults Ages 18 to 44, 2000-2010*
Rank
Net Increase 2000-2010
Name
Percent Change 2000–2010
Transit Ride Time to Lower Manhattan (in minutes)
Newport / Grove Street / Jersey City Heights (PUMA #3400601)
19,548
2
Williamsburg / Greenpoint (PUMA #3604001)
18,031
133 %
21
3
Downtown Brooklyn (PUMA #3604004)
14,577
60 %
8
4
Lower Manhattan / Tribeca / West Village (PUMA #3603810)
13,627
28 %
6
5
Harlem (PUMA #3603803)
13,226
187 %
28
6
Astoria / Ditmars / Steinway (PUMA #3604101)
12,648
44 %
33
7
East Village / Lower East Side (PUMA #3603809)
10,812
38 %
8
8
Park Slope / Cobble Hill / Red Hook (PUMA #3604005)
10,435
33 %
14
9
Washington Heights (PUMA #3603801)
1
10
Murray Hill / Stuyvesant Town / Midtown East (PUMA #3603808)
88 %
9 5
15
6
9,982
53 %
35
1
10 4 7 2 3 8
Net Change Throughout the Region by Community, 2000-2010
Absolute Change in College, Educated Adults, Ages 18-44 Decline 0 to -5,800 Slow Growth 1 to 5,1000
9,961
17 %
11
Fast Growth 5,100 to 19,600
This table was prepared comparing data from table PCT025: Sex by Age by Educational Attainment for the Population 18 Years and Over available from the 2000 Census and comparing it to table S1501: Educational Attainment available from the 2010 American Community Survey 3-year estimates.
*
9
“Between 2000 and 2010, the population of 35 to 44 year olds living within a 30-minute commute of Lower Manhattan grew by 24%.”
ages 18 to 44, an 88% increase over 2000. Again Williamsburg and Greenpoint contributed huge gains, adding over 18,000 people in this group, a phenomenal 133% increase. The PUMA including Lower Manhattan, TriBeCa and the West Village also posted a sizable increase, adding over 13,600 college-educated adults ages 18 to 44 over the 10-year period.
Residents Employed in Creative and Professional Industries, by Geography, 2000-20106 30-Minute Commute Area
Rest of Region
2000
62,088
180,425
242,513
2010
88,606
231,053
319,659
Net Change
26,518
50,628
77,146
% Change
43.0%
28.1%
31.8%
2000
297,828
847,342
1,145,170
2010
399,124
922,338
1,321,462
Net Change
101,296
74,996
176,292
34.0%
8.9%
15.4%
The combined impact of these profound community-level changes has been the increasing concentration of the region’s college-educated adults ages 18 to 44 in the subway- and PATH-connected areas that surround Lower Manhattan – while areas that rely on heavy rail, intercity bus, and automobile connections have seen their share of this population cohort decline. The area within a 30-minute commute of Lower Manhattan saw far and away the greatest growth: a total net gain of over 172,000 new collegeeducated adults ages 18 to 44 – a profound 32% increase over 2000. Compare this to the rest of the region, which grew only 6%. Growth of College-Educated Adults in 30-Minute Commute Area, Ages 18-446
Total Region
Ages 18 -24
Ages 25 - 34
% Change Ages 35 - 44 2000
185,285
1,018,526
1,203,811
2010
229,557
1,021,656
1,251,213
Net Change
44,272
3,130
47,402
% Change
23.9%
0.3%
3.9%
2000
545,201
2,046,293
2,591,494
2010
717,287
2,175,047
2,892,334
Net Change
172,086
128,754
300,840
31.6%
6.3%
11.6%
TOTAL – Ages 18-44
% Change
Ages 35-44 +44,300 Ages 25-34 +101 ,300
The bulk of the growth in and around Lower Manhattan was seen not among recent college graduates, but rather among adults ages 25 to 34. That population grew by 101,000 in communities surrounding Lower Manhattan between 2000 and 2010. This growth outpaced the rest of the region, which saw a net increase of approximately 75,000 college-educated 25 to 34 year olds over this same period.
Ages 18-24 +26,500
In fact, as the analysis moves up along the age scale, population growth trends increasingly favor the urban core over the heavy rail and car-dependent parts of the region. Among college-educated 35 to 44 year olds, the area surrounding Lower Manhattan made huge gains relative to the rest of New Jersey, Long Island, Westchester/Hudson Valley and Southern Connecticut. In past decades, this cohort was expected to move to the suburbs as they married and started families. Between 2000 and 2010, however, the region’s mid-thirty to mid-forty year olds defied convention, as the college-educated population of 35 to 44 year olds grew by 44,000 in urban communities within a 30-minute commute of Lower Manhattan, an increase of nearly 24%.
This table was prepared comparing data from table PCT025: Sex by Age by Educational Attainment for the Population 18 Years and Over available from the 2000 Census and comparing it to table S1501: Educational Attainment available from the 2010 American Community Survey 3-year estimates.
6
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This gain dwarfs the trend seen across the rest of the 30-county region, which had net growth of just over 3,100 college-educated 35 to 44 year olds, suggesting a dramatic shift in preferences among that age group; away from suburban migration and emphatically in favor of urban living. These growth trends have reconfigured the landscape of the region’s college-educated population in early-and middle-adulthood, as they begin and advance their careers. As of 2010, the area within a 30-minute commute of Lower Manhattan contributed over 717,000 college-educated The Region's Growth of College-Educated Adults Ages 35-44, 2000-20107
The Rest of NYC
(+) 1,000 People
+17,025
The Rest of New Jersey
Long Island
+1,235 -3,735
Southern Connecticut
-4,172
See footnote6
172,086 98,133
30-Minute Commute Area
Westchester/ Hudson Valley
The Rest of NYC
23,282
10,336
The Rest of New Jersey
Long Island
-6,315
2,908
Southern Westchester/ Hudson Connecticut Valley
College-Educated Population Ages 18 – 44, by Geography, 2000-20107 30-Minute Commute Area
The Rest of NYC
The Rest of New Jersey
Long Island
Southern Connecticut
Westchester/ Hudson Valley
Total, 2010
717,287
571,533
791,110
326,660
235,669
247,131
Net Growth, 2000-2010
+172,086
+98,133
+23,282
+10,336
+2,908
-6,315
% Growth 2000-2010
+31.6%
+20.7%
+3.0%
+3.3%
+1.2%
-2.5%
Share of Region, 2010
24.8%
19.8%
27.4%
11.3%
8.1%
8.5%
+3.8
+1.5
-2.3
-0.9
-0.8
-1.2
-7,369
(–) 1,000 People
adults aged 18 to 44, or 25% of the entire 30-county region. This is more than the 17% share for Westchester/Hudson Valley and Southern Connecticut, and more than the 11% share for all of Long Island. In fact, if these growth trends continue, it will not be long before the area surrounding Lower Manhattan outranks all of Long Island, Westchester/ Hudson Valley and Southern Connecticut combined.
7
200,000 180,000 160,000 140,000 120,000 100,000 80,000 60,000 40,000 20,000 0 -10,000
The Rest of the Region (Net Change) +3,100
30-Minute Commute Area +44,300
+44, 300
Growth Among the College-Educated Population Ages 18 – 44, by Geography, 2000-20107
Share Gain/Loss 2000-2010
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Lower Manhattan's 3 足 0-minute Commute Area Leads the Region's Growth of College-Educated Adults Ages 35-44
Westchester/ Hudson Valley -7,369 -5%
Eastern PA +146 10%
Southern Connecticut -4,172 -3%
Long Island -3,735 -2% New Jersey + 1,235 0.3%
Area Within a 30-Minute Commute of Lower Manhattan
The Rest of NYC +17,025 9%
+44,272 24%
12
Canal Street
Canal Street
M
20
M
B D
103
Canal Street
R
B
N Q=
W
Conclusions
Franklin Street
X
M
Chinatown
X
25
51
9
1
90
B
51
B
51
A Decade of Dramatic Demographic Change has a Profound Impact on the Value Proposition of a Lower Manhattan Business Address
M
M
20
6
M
1
M
X
M
1= 2= 3
M
103
M
B
A = = C = E
M
51
Z =
15 M
1
25
20
TriBeCa
J
9
M
22
4 5
M
1
M
X
25
M
15
M
15
M
M
103 M
22
15
6=
6
igh-value knowledge workers are opting out of the suburban H lifestyle in Long Island, Westchester and the Hudson Valley, and Southern Connecticut, diminishing the need for businesses to be close to commuter rail stations. Instead, these workers increasingly favor urban living and shorter commutes via subway, PATH, ferry, bike and foot, in communities that surround the Lower Manhattan business district. ower Manhattan –the area south of Chambers Street—is L exceptionally well-positioned to reach these fast-growing, talent-rich communities thanks to an extensive bi-state, multimodal transit network consisting of twelve subway lines, thirty bus routes, the PATH to New Jersey, six ferry landings, bikeways, and walk-to-work options. That network already serves more than 91 million riders annually, and it will soon take a dramatic step forward with the completion of Fulton Center in 2014, and the World Trade Center Transportation Hub in 2015. S ince 2005, over 360 companies have chosen to relocate to Manhattan south of Chambers Street, including Condé Nast, Broadcast Music, Inc. (BMI), Investment Technology Group, TheKnot.com, The New York Academy of Sciences, The New York Daily News, Omnicom, and WilmerHale. These businesses have capitalized on the area’s transit network to take advantage of the population shift that has drawn talented workers closer to Lower Manhattan. Today, companies eager to attract the region’s best and brightest workers have every reason to set up shop in Lower Manhattan.
Chambers St
X
M
20
M
22
25
M
Brooklyn Bridge City Hall
Chambers Street
Battery Park City
J
M
22
Chambers Street
9 M
15 M
22
City Hall
X
25
M
22 X
25
Park Place
M
22
1
M
20
Ferries to/from: • Port Imperial (Weehawken) • Hoboken • Jersey City (Colgate) • Liberty State Park • Belford • NY Water Taxi (various stops)
M
X
M
X
World Trade Center
22 25 20 90
World Financial Center
5
=A =C
Broadway Nassau St
Fulton St
Fulton St
Cortlandt St
X
90
Financial District
1
M
6
Wall St Rector St
20 X
90
M
20
Bowling Green
A C
M
9 M
X
15
90
Broad St
R
= 1
9 M
17
2
=2 =3
4= =5 M
Seaport
Wall St
5
Rector St
C
=2 =3
J= M
Greenwich South
A
Pier
Z =
M
X
25
= 4 =5 M
9
X
90
C
W
N
B
Fulton St
M M
B
103 51
9
20
M
E
PATH Station
R
Battery Park City
X
25 15 51
2= 3
M
15 M
M
22
4
=R
M W Whitehall Street South Ferry
Pier
11
Ferries to/from: • Port Imperial (Weehawken) • Hoboken • Liberty Harbor • Port Liberté • Atlantic Highlands (Seastreak) • Highlands (Seastreak) • NY Water Taxi (various stops)
2 3
M
9 M
X
15
90 M
M
Ferry to/from: • Statue of Liberty/ Ellis Island
M
6
15
1
M
1
South Ferry
Staten Island Ferry Terminal
Ferry to/from: • Governor’s Island
4 5
Ferry to/from: • Staten Island (St. George)
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Board of Directors Hon. Bill de Blasio | Hon. Gale A. Brewer | Jill Bright | Mark E. Brooks | Hon. Margaret S. Chin Betty Cohen | John V. Connorton, Jr. | Fern Cunningham | Charles C. Dorego | Robert R. Douglass K. Thomas Elghanayan | David V. Fowler | Rachelle Friedman | Stephen J. Friedman Robert J. Giuffra, Jr. | Brett S. Greenberg | Francis J. Greenburger | Erik Horvat | Thomas Hughes Shari C. Hyman | Richard T. Kennedy | Stephen Lefkowitz | Janno Lieber | John Ma Hon. Catherine McVay Hughes | Ross F. Moskowitz | Dr. Antonio Perez | Edward V. Piccinich Seth Pinsky | Peter Poulakakos | William C. Rudin | Frank J. Sciame | Alan Scott | Ninfa Segarra Allan G. Sperling | Hon. Scott M. Stringer | Kent M. Swig | Maria Torres-Springer | Matthew Van Buren
Dennis H. Friedrich, Chairman | Jessica Lappin, President
Contributing Staff Nicole LaRusso, Senior Vice President, Planning and Economic Development Josh Nachowitz, Assistant Vice President, Economic Development Alison Baumann, Director of Research Jarrod Grim, Senior Research Analyst Frank Futia, Research Analyst Maria Alvarado-Behl, Director, Public Affairs Bathsheba Parker, Graphic Designer Special thanks to Frank Donnelly, Geospatial Data Librarian and Araby Smyth, College Assistant of Newman Library, Baruch College, City University of New York.
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of expertise and training. They provide services like legal advice, accounting, architectural and engineering services, computer services, consulting, research, and advertising;
APPENDIX A: Methodology and Definitions
•• “ Arts, Entertainment & Recreation,” or establishments that operate facilities or provide services to meet cultural, entertainment, and recreational interests. They produce live performances, manage facilities of historic, cultural, or educational interest, and provide services for recreational activities, hobbies, and leisure;
Data Source This study compares population and socioeconomic data from the 2000 Decennial Census to 2010 American Community Survey (ACS). Prior to 2010, the Census Bureau only collected this detailed socioeconomic data, such as educational attainment and employment, every ten years through the long form, a detailed questionnaire given to a random sample of the population. Beginning in 2010, the Census Bureau discontinued use of the long form and instead collects detailed socioeconomic information annually through the ACS, which is also a detailed survey administered to a random population sample. ACS data is compiled in one-, three-, and five-year estimates. The Downtown Alliance used the 2010 ACS three-year estimate, which was the most recent data available at the PUMA level as of the release of this report. The 2010 ACS data is also the first ACS data set that applies survey results to the updated and most accurate population count from the 2010 Census.
Demographic Groups
•• “ Management,” or establishments that own a controlling interest in companies, influence management decisions, and undertake strategic planning of companies; •• “ Information,” or establishments that provide communications services, distribution of information, and data processing. The industry includes publishing (traditional and web-based), motion picture and sound recording, broadcasting (traditional and web-based), telecommunications, and web-search portals. Complete definitions of industries are available at www.bls.gov. 2. College-Educated Adults, Ages 18 to 44
The Downtown Alliance analyzed current U.S. Census data for two distinct demographic groups that represent desirable workers in industries that drive leasing. The data sets selected show the number of people employed by place of residence.
This demographic is defined as people ages 18 to 44 with a Bachelor’s degree or higher. It includes people in the earlier stages of their career as well as people who might have begun moving to the suburbs in past generations.
1. Residents Employed in Creative and Professional Industries
Geographic Definitions
The Downtown Alliance collected current census data for residents who work in knowledge-based, office-using industries. They are the industries that fuel office leasing, and people who work in these industries are referred to as “creative and professional people” in this report. They are as follows.
The Downtown Alliance used the New York-Newark-Bridgeport, NY-NJCT-PA Consolidated Statistical Area (CSA), defined by the U.S. Census Bureau in the Office of Management and Budget, * as “the region.” The CSA is made up of the following 30 counties in New York, New Jersey, Connecticut and Pennsylvania.
•• “FIRE,” or establishments in Finance, Insurance and Real Estate; •• “ Professional Services,” or establishments that provide professional, scientific, and technical services to clients, requiring a high degree
* A definition of all the areas within the CSA is available at http://www.census.gov/population/metro/files/lists/2009/List6.txt
•• New York City: New York County (Manhattan), Kings County (Brooklyn), Queens County, Bronx County, and Richmond County (Staten Island);
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•• Westchester and the Hudson Valley: Nassau, Suffolk, Westchester, Orange, Putnam, Rockland, Ulster, and Dutchess counties in New York State; •• New Jersey: Bergen, Essex, Passaic, Hudson, Morris, Union, Middlesex, Monmouth, Somerset, Sussex, Hunterdon, Mercer and Ocean counties; •• Southern Connecticut: Fairfield, New Haven and Litchfield counties; •• Northeastern Pennsylvania: Pike County
according to one or two of the communities or towns that fall within the PUMA. See Appendix B for a list of all PUMAs in the CSA with the name assigned by the Downtown Alliance and the corresponding county. The area within a 30-minute commute of Lower Manhattan represents the urban core most proximate to Lower Manhattan. This area includes the following geographies in and around New York City: •• Manhattan including Lower Manhattan, Chelsea, the West Village, the Garment District, the East Village, Lower East Side, Midtown, Murray Hill, Upper West Side, Upper East Side, Harlem, East Harlem, and Morningside Heights;
The Downtown Alliance collected and analyzed census data for this region on the geography of Primary Use Microdata Areas (PUMAs), which are statistical geographic areas defined by the census with a minimum population size of 100,000 people. There are 155 PUMAs in the region, or the CSA. In this report, the Downtown Alliance refers to PUMAs as communities.
•• Brooklyn including Downtown Brooklyn, Park Slope, Cobble Hill, Carroll Gardens, Boerum Hill, Prospect Heights, Red Hook, Fort Greene, Crown Heights, Bedford-Stuyvesant, Williamsburg, and Greenpoint;
All but two of the region’s PUMAs are smaller than counties, except the two containing Pike and Ulster counties that are encompassed in larger PUMAs that extend beyond the CSA boundaries. In these cases, the Downtown Alliance analyzed data at the county level, rather than the PUMA level, to conform to the CSA.
•• Long Island City in Queens; and
PUMAs are geographically smaller in high-density areas than they are in suburban areas. In New York City (the most dense area in the region) PUMAs generally correspond to communities, like the Upper East Side, or a combination of communities like the Meatpacking District-West Village-TriBeCa-Lower Manhattan. In areas of medium density, PUMAs correspond to individual cities like Stamford, Connecticut, or a combination of cities and towns adjacent to each other, such as HobokenWeehawken-Union City. In suburban areas, a PUMA may be comprised of several towns, villages, and townships. Thus, in an effort to be descriptive and concise, the Downtown Alliance assigned names to PUMAs
•• St. George in Staten Island;
•• New Jersey waterfront areas including Hoboken, Weehawken, Jersey City, and Newport-Grove Street. The 30-minute commute area includes PUMAs that are substantially within a 30-minute trip of Lower Manhattan by public transportation. The Downtown Alliance used www.mta.info and http://www.panynj.gov/ path/ to establish commute times using a station as the point of origin and a subway station in Lower Manhattan as the destination. The following chart shows the origins within each PUMA and the stop in Lower Manhattan that determined the trip time for the communities identified in the 30-minute commute area.
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Community (PUMA)
PUMA
Origin
Destination
Trip Time
Bedford Stuyvesant/Tompkins Park
3604003
Kingston Throop Ave. - C
Fulton St.
16
Chelsea/Garment District/Times Square
3603807
34 St. Penn Station - A/C/E/1/2/3
Park Place
9
Downtown Brooklyn
3604004
Nevins St. - 2/3/4/5
Wall St.
8
East Harlem
3603804
116 St. -4/6
Fulton St.
29
East Village/Lower East Side/Chinatown
3603809
14th St. Union Square Station- 4/5
Fulton St.
8
Williamsburg/Greenpoint
3604001
Lorimer St. - L
Fulton St.
21
Harlem
3603803
135 St. - 2/3
Park Place
28
Newport/Grove Street/Jersey City Heights
3400601
Grove St. - Path
WTC
15
Lower Manhattan/TriBeCa/West Village
3603810
Spring St. - A/C/E
Fulton St.
6
Murray Hill/Stuyvesant Town/Midtown East
3603808
33rd St. - 4/6
Fulton St.
11
Park Slope/Cobble Hill/Red Hook
3604005
Grand Army Plaza - 2/3/4
Wall St.
14
Prospect Heights
3604006
Nostrand Ave. -2/3/4/5
Wall St.
20
South Crown Heights
3604011
Sterling St. - 2/5
Wall St.
19
Hoboken/Weehawken/Union City
3400702
Hoboken PATH
WTC
10
Upper East Side
3603805
77 St. - 4/6
Fulton St.
19
Upper West Side
3603806
86 St. - 1/2
Park Place
19
St. George
3603903
Staten Island Ferry Terminal
South Ferry
25
Long Island City
3604109
33 St. - 7
Fulton St.
28
Jersey City
3400602
Journal Square
WTC
12
Morningside Heights/Hamilton Heights - bordering Hudson River
3603802
125th St. -A/B/C/D
Fulton St.
24
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APPENDIX B: PUMAs in the NY-NJ-CT-PA Combined Statistical Area The following is a list of all PUMAs in the CSA with its corresponding county and the name assigned by the Downtown Alliance. For a complete list of the places that fall within each PUMA, visit www2.census.gov/census2000/datasets/PUMS/FivePercent. Maps of the boundaries of PUMAs within states are also available at http://www2.census.gov/geo/maps/puma/puma2k/. PUMA
PUMA Names
Counties
Total Population in 2010
Area Within a 30-Minute Commute to Lower Manhattan 3400702
Hoboken/Weehawken/Union City
Hudson
127,129
3400602
Jersey City
Hudson
113,100
3400601
Newport/Grove Street/Jersey City Heights
Hudson
132,169
3604003
Bedford Stuyvesant/Tompkins Park
Kings
133,499
3604004
Downtown Brooklyn
Kings
119,724
3604005
Park Slope/Cobble Hill/Red Hook
Kings
117,508
3604006
Prospect Heights
Kings
120,910
3604011
South Crown Heights
Kings
106,990
3604001
Greenpoint/Williamsburg
Kings
143,092
3603807
Chelsea/Garment District/Times Square
New York
138,578
3603804
East Harlem
New York
119,450
3603809
East Village/Lower East Side/Chinatown
New York
162,018
3603803
Harlem
New York
123,620
3603810
Lower Manhattan /Meatpacking /West Village
New York
142,350
3603802
Morningside Heights/Hamilton Heights - bordering Hudson River
New York
130,309
3603808
Murray Hill/Stuyvesant Town/Midtown East
New York
148,507
3603805
Upper East Side
New York
219,278
3603806
Upper West Side
New York
196,996
3604109
Long Island City/Sunnyside/Maspeth
Queens
127,061
3603903
St. George
Richmond
173,439
Connecticut 0900100
Litchfield/Torrington/New Milford
Litchfield
190,010
0901400
Oxford/Naugatuck
New Haven
131,434
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PUMA
PUMA Names
Counties
Total Population in 2010
0901500
Wallingford
New Haven
129,846
0901600
Woodbridge/Hamden
New Haven
124,846
0901700
Milford
New Haven
122,004
0901800
North Branford/Madison
New Haven
112,207
0901900
Waterbury
New Haven
110,167
0902000
New Haven
New Haven
129,375
0902100
Danbury/New Fairfield
Fairfield
193,041
0902200
Fairfield/Trumbull
Fairfield
212,201
0902300
Greenwich/Darien/New Canaan
Fairfield
240,631
0902400
Bridgeport
Fairfield
143,356
0902500
Stamford
Fairfield
121,757
New Jersey, excluding PUMAs that make up the area within a 30-minute commute of Lower Manhattan 3400301
Teaneck/Hackensack
Bergen
117,613
3400302
Rutherford
Bergen
115,246
3400303
Fort Lee/Edgewater
Bergen
135,608
3400304
Paramus/Fair Lawn
Bergen
199,878
3400305
Bergenfield/Tenafly
Bergen
181,538
3400306
Ramsey/Mahwah/Pound Ridge
Bergen
150,846
3400400
Paterson
Passaic
145,894
3400501
Clifton/Passaic
Passaic
152,793
3400502
West Milford/Wanaque
Passaic
199,781
3400701
West New York/Secaucus/North Bergen
Hudson
136,352
3400703
Bayonne
Hudson
119,050
3400800
Clinton/Lambertville/Flemington
Hunterdon
128,395
3400901
Monroe Township/Old Bridge
Middlesex
171,001
3400902
East Brunswick/South Brunswick
Middlesex
180,712
3400903
New Brunswick/Highland Park/Piscataway
Middlesex
144,047
3400904
Metuchen/Edison
Middlesex
136,589
3400905
Woodbridge/Perth Amboy
Middlesex
172,607
3401001
Bridgewater/Bedminster
Somerset
150,786
3401002
Hillsborough/Franklin Township
Somerset
170,752
3401101
Spring Lake/Neptune Township
Monmouth
110,800
3401102
Freehold/Manalapan
Monmouth
160,249
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PUMA
PUMA Names
Counties
Total Population in 2010
3401103
Colts Neck/Long Branch
Monmouth
120,379
3401104
Holmdel/Red Bank
Monmouth
126,157
3401105
Marlboro/Hazlet
Monmouth
111,580
3401201
Jackson/Little Egg Harbor/Ocean Township
Ocean
224,825
3401202
Toms River
Ocean
158,647
3401203
Point Pleasant/Lakewood
Ocean
189,932
3401301
Newark
Essex
153,515
3401302
Newark
Essex
122,384
3401401
Nutley/Bloomfield
Essex
119,444
3401402
East Orange/South Orange
Essex
110,984
3401403
Montclair
Essex
131,336
3401404
Short Hills
Essex
143,782
3401501
Pequannock/Rockaway
Morris
129,931
3401502
Washington Township/Mount Olive
Morris
128,652
3401503
Boonton/East Hanover
Morris
114,247
3401504
Morristown/Chatham
Morris
118,213
3401600
Sparta/Newton
Sussex
149,653
3401800
Elizabeth
Union
123,953
3401901
Roselle Park/Linden
Union
159,335
3401902
Westfield/Rahway
Union
121,783
3401903
Scotch Plains/Plainfield
Union
127,470
3402301
Trenton/Hamilton
Mercer
206,626
3402302
West Windsor/Princeton
Mercer
158,806
Westchester and the Hudson Valley (NY) 3603201
Hyde Park/Rhinebeck
Dutchess
127,569
3603202
Fiskilll/Hopewell Junction
Dutchess
169,341
3603301
Cornwall/Montgomery
Orange
119,135
3603302
Goshen/Middletown
Orange
123,321
3603303
Warwick/Woodbury
Orange
129,422
3603400
Yonkers
Westchester
195,351
3603501
Chappaqua/Pound Ridge
Westchester
129,244
3603502
Ossining
Westchester
145,685
3603503
White Plains/Scarsdale/Hastings on Hudson
Westchester
161,487
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PUMA
PUMA Names
Counties
Total Population in 2010
3603504
Mamaroneck
Westchester
117,422
3603505
New Rochelle/Eastchester
Westchester
188,091
3603506
Carmel/Mahopac
Putnam
106,423 132,265
3603601
Nanuet/West Nyack
Rockland
3603602
Suffern/Stony Point
Rockland
176,484
Ulster County
Ulster County
Ulster
182,749
New York City, excluding PUMAs that make up the area within a 30-minute commute of Lower Manhattan 3603701
Riverdale
Bronx
108,643
3603702
Wakefield/Edenwald
Bronx
141,846
3603703
Pelham Bay
Bronx
111,369
3603704
Pelham Gardens
Bronx
125,298
3603705
Fairmont - Claremont Village
Bronx
153,122
3603706
Fordham
Bronx
123,312
3603707
West Bronx
Bronx
137,299
3603708
Southwest Bronx/Yankee Stadium
Bronx
139,688
3603709
Southcentral Bronx/Castle Hill
Bronx
182,869 152,023
3603710
South Bronx/Hunts Point/Melrose
Bronx
3603801
Washington Heights/Fort George
New York
204,611
3603901
South Shore
Richmond
157,384
3603902
Richmond
Richmond
135,853
3604002
Bushwick
Kings
132,154 112,536
3604007
Brownsville
Kings
3604008
East New York/Cypress Hills
Kings
151,073
3604009
Canarsie/Flatlands
Kings
201,587
3604010
East Flatbush
Kings
140,549
3604012
Sunset Park/Greenwood
Kings
148,675
3604013
Bay Ridge/Dyker Heights
Kings
127,125
3604014
Borough Park
Kings
162,231
3604015
Midwood/Ditmas Park
Kings
160,781
3604016
Sheepshead Bay
Kings
136,964
3604017
Bensonhurst
Kings
167,537
3604018
Coney Island/Brighton Beach
Kings
102,549
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PUMA
PUMA Names
Counties
Total Population in 2010
3604101
Astoria/Ditmars Steinway
Queens
168,450
3604102
Jackson Heights/East Corona/East Elmhurst
Queens
178,098
3604103
Flushing
Queens
251,278
3604104
Bayside
Queens
118,499
3604105
Rosedale
Queens
198,420
3604106
Jamaica Hills/Kew Gardens Hills
Queens
145,270
3604107
Corona/Elmshurst
Queens
139,771
3604108
Forest Hills/Rego Park
Queens
112,546
3604110
Glendale/Riverwood/Fresh Pond
Queens
169,544
3604111
Woodhaven/Richmond Hill
Queens
142,323
3604112
Jamaica/St. Albans
Queens
218,125
3604113
Howard Beach/South Ozone Park
Queens
130,486
3604114
Rockaway/Far Rockaway
Queens
115,006
Long Island 3604201
Great Neck/Manhasset/Old Westbury
Nassau
111,414
3604202
Brookville/Woodbury/Syosset/Glen Cove
Nassau
117,418
3604203
Hicksville/Plainview
Nassau
105,247
3604204
North Hyde Park/Mineola
Nassau
113,290
3604205
Garden City/Franklin Square
Nassau
116,016
3604206
Hempstead/Uniondale
Nassau
142,264
3604207
Levittown
Nassau
112,565
3604208
Massapequa
Nassau
96,352
3604209
Bellmore/Merrick
Nassau
103,201
3604210
Baldwin/Rockville Centre
Nassau
105,704
3604211
Valley Stream/Malvern
Nassau
106,191
3604212
Cedarhurst/East Rockaway
Nassau
103,159 202,283
3604301
Huntington/Cold Spring Harbor/Melville
Suffolk
3604302
Smithtown/St. James
Suffolk
117,684
3604303
East Setauket/Stony Brook/Rocky Point/Port Jefferson
Suffolk
116,854
3604304
Stony Brook/Port Jefferson
Suffolk
135,998
3604305
Shirley/Brookhaven/Mastic Beach
Suffolk
132,547
3604306
Medford/East Patchogue
Suffolk
118,724
3604307
Centereach/Selden
Suffolk
110,730
DowntownNY.com
B5
PUMA
PUMA Names
Counties
Total Population in 2010
3604308
Bohemia/Ronkonkoma
Suffolk
107,340
3604309
Brentwood/Central Islip
Suffolk
121,929
3604310
Islip
Suffolk
110,347
3604311
Babylon
Suffolk
102,145
3604312
Copiague Amityville
Suffolk
110,705
Pike County3*
Pike County
Pike
57,580
Pennsylvania
* Pike and Ulster counties—are encompassed in larger PUMAs that extend beyond the CSA boundaries. In these cases, the Downtown Alliance analyzed data at the county level, rather than the PUMA level, to conform to the CSA.
DowntownNY.com
B6
APPENDIX C: Gains and Losses in Creative and Professional Workers by PUMA
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
1
3400601
Newport/Grove Street/Jersey City Heights
30-Minute Commute Area
10,670
17,939
28,609
59%
2
3604001
Greenpoint/Williamsburg
30-Minute Commute Area
10,433
12,098
22,531
86%
3
3603809
East Village/Lower East Side/Chinatown
30-Minute Commute Area
6,556
24,310
30,866
27%
4
3603810
Lower Manhattan/Meatpacking/West Village
30-Minute Commute Area
5,958
45,984
51,942
13%
5
3603803
Harlem
30-Minute Commute Area
5,877
7,831
13,708
75%
6
3604005
Park Slope/Cobble Hill/Red Hook
30-Minute Commute Area
5,674
25,688
31,362
22%
7
3603807
Chelsea/Garment District/Times Square
30-Minute Commute Area
5,461
41,828
47,289
13%
8
3604004
Downtown Brooklyn
30-Minute Commute Area
5,147
21,379
26,526
24%
9
3604006
Prospect Heights
30-Minute Commute Area
5,134
10,708
15,842
48%
10
3603801
Washington Heights/Fort George
NYC
4,825
16,055
20,880
30%
11
3603808
Murray Hill/Stuyvesant Town/Midtown East
30-Minute Commute Area
4,242
50,482
54,724
8%
12
3604002
Bushwick
NYC
4,140
4,948
9,088
84%
13
3604101
Astoria/Ditmars Steinway
NYC
4,034
21,822
25,856
18%
3,593
6,713
10,306
54%
14
3604003
Bedford Stuyvesant/
30-Minute Commute Area
15
3400702
Hoboken/Weehawken/Union City
30-Minute Commute Area
3,115
20,750
23,865
15%
16
3604109
Long Island City/Sunnyside/Maspeth
30-Minute Commute Area
3,108
13,281
16,389
23%
17
3401201
Jackson/Little Egg Harbor/Ocean Township
NJ
2,467
14,250
16,717
17%
DowntownNY.com
C1
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
18
3603804
East Harlem
30-Minute Commute Area
2,440
7,477
9,917
33%
19
0901400
Oxford/Naugatuck
Connecticut
2,296
10,846
13,142
21%
20
3400304
Paramus/Fair Lawn
NJ
2,287
21,630
23,917
11%
21
3400602
Jersey City
30-Minute Commute Area
2,271
9,210
11,481
25%
22
3604012
Sunset Park/Greenwood
NYC
2,246
10,305
12,551
22%
23
3603802
Morningside Heights/Hamilton Heights bordering Hudson River
30-Minute Commute Area
2,178
13,205
15,383
16% 13%
24
3604202
Brookville/Woodbury/Syosset/Glen Cove
LI
2,056
15,525
17,581
25
3400902
East Brunswick/South Brunswick
NJ
2,004
26,256
28,260
8%
26
3604304
Stony Brook/Port Jefferson
LI
1,775
11,999
13,774
15%
27
3604311
Babylon
LI
1,616
9,266
10,882
17%
28
3400901
Monroe Township/Old Bridge
NJ
1,592
18,138
19,730
9%
29
3603705
30
Fairmont - Claremont Village
NYC
1,440
5,304
6,744
27%
Litchfield/Torrington/New Milford
Connecticut
1,428
16,097
17,525
9%
Freehold/Manalapan
NJ
1,398
18,341
19,739
8%
31
3401102
32
3603502
Ossining
Hudson Valley NY
1,397
17,606
19,003
8%
33
3604305
Shirley/Brookhaven/Mastic Beach
LI
1,388
8,590
9,978
16%
34
3603202
Fishkill/Hopewell Junction
Hudson Valley NY
1,321
12,671
13,992
10%
35
3604303
East Setauket/Stony Brook/Rocky Point/ Port Jefferson
LI
1,320
9,928
11,248
13%
36
3400501
Clifton/Passaic
NJ
1,318
10,362
11,680
13%
37
3603701
Riverdale
NYC
1,314
10,388
11,702
13%
38
0901600
Woodbridge/Hamden
Connecticut
1,257
11,012
12,269
11%
39
3603709
Southcentral Bronx/Castle Hill
NYC
1,235
10,710
11,945
12%
40
3603302
Goshen/Middletown
Hudson Valley NY
1,091
7,056
8,147
15%
41
3603303
Warwick/Woodbury
Hudson Valley NY
1,051
9,661
10,712
11%
42
3402302
West Windsor/Princeton
NJ
1,041
21,214
22,255
5%
43
3401600
Sparta/Newton
NJ
1,038
14,717
15,755
7%
44
3604114
Rockaway/Far Rockaway
NYC
1,021
6,922
7,943
15%
45
Ulster County
Ulster County
Hudson Valley NY
1,015
12,679
13,694
8%
46
3604008
East New York/Cypress Hills
NYC
989
6,795
7,784
15%
DowntownNY.com
C2
Rank
PUMA
PUMA Name
Study Area
47
3401503
Boonton/East Hanover
NJ
Net Change
2000 Total
2010 Total
% Change
895
16,906
17,801
5%
48
3400303
Fort Lee/Edgewater
49
3603506
Carmel/Mahopac
NJ
876
16,705
17,581
5%
Hudson Valley NY
853
11,919
12,772
7%
50
3603708
Southwest Bronx/Yankee Stadium
NYC
815
5,370
6,185
15%
51
3603710
South Bronx/Hunts Point/Melrose
NYC
795
4,188
4,983
19%
52
3400305
Bergenfield/Tenafly
NJ
794
23,034
23,828
3%
53
3603201
Hyde Park/Rhinebeck
Hudson Valley NY
722
9,776
10,498
7%
54
3603602
Suffern/Stony Point
Hudson Valley NY
711
13,119
13,830
5%
55
Pike County
Pike County
PA
707
3,222
3,929
22%
56
3401203
Point Pleasant/Lakewood
NJ
682
12,049
12,731
6%
57
3400701
West New York/Secaucus/North Bergen
NJ
680
11,720
12,400
6%
58
0902100
Danbury/New Fairfield
Connecticut
656
22,328
22,984
3%
59
3400703
Bayonne
NJ
650
10,041
10,691
6%
60
3604302
Smithtown/St. James
LI
647
12,858
13,505
5%
61
3401501
Pequannock/Rockaway
NJ
618
15,017
15,635
4%
62
3604108
Forest Hills/Rego Park
NYC
591
18,411
19,002
3%
63
3400904
Metuchen/Edison
NJ
543
19,301
19,844
3%
64
3604203
Hicksville/Plainview
LI
520
13,059
13,579
4%
65
3604015
Midwood/Ditmas Park
NYC
516
13,356
13,872
4%
66
3603301
Cornwall/Montgomery
Hudson Valley NY
488
7,476
7,964
7%
67
0901900
Waterbury
Connecticut
431
5,566
5,997
8%
68
3401502
Washington Township/Mount Olive
NJ
418
17,649
18,067
2%
69
3401302
Newark
NJ
381
5,986
6,367
6%
70
3604201
Great Neck/Manhasset/Old Westbury
LI
332
17,079
17,411
2%
71
3603703
Pelham Bay
NYC
291
10,569
10,860
3%
72
3401104
Holmdel/Red Bank
NJ
276
19,574
19,850
1%
73
3604301
Huntington/Cold Spring Harbor
LI
266
26,707
26,973
1%
74
3400306
Ramsey/Mahwah/Pound Ridge
NJ
240
23,459
23,699
1%
75
3604310
Islip
LI
210
9,993
10,203
2%
DowntownNY.com
C3
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
76
0902200
Fairfield/Trumbull
Connecticut
192
26,157
26,349
1%
77
3401301
Newark
NJ
187
5,963
6,150
3%
78
0902000
New Haven
Connecticut
153
7,493
7,646
2%
79
3603707
West Bronx
NYC
133
5,415
5,548
2%
80
3604007
Brownsville
NYC
118
4,817
4,935
2%
81
3401202
Toms River
NJ
115
11,999
12,114
1%
82
3603505
New Rochelle/Eastchester
Hudson Valley NY
61
22,420
22,481
0%
83
3604207
Levittown
LI
7
12,834
12,841
0%
84
3401504
Morristown/Chatham
NJ
5
20,290
20,295
0%
85
3401105
Marlboro/Hazlet
NJ
2
14,888
14,890
0%
86
3604111
Woodhaven/Richmond Hill
NYC
(42)
11,959
11,917
-0.4%
87
3603706
Fordham
NYC
(66)
7,029
6,963
-0.9%
88
0902400
Bridgeport
Connecticut
(81)
8,359
8,278
-1.0%
89
3604103
Flushing
NYC
(81)
24,333
24,252
-0.3%
90
3604011
South Crown Heights
30-Minute Commute Area
(82)
7,737
7,655
-1.1%
91
3603400
Yonkers
Hudson Valley NY
(86)
17,999
17,913
-0.5%
92
3400400
Paterson
NJ
(89)
5,448
5,359
-1.6%
93
0901700
Milford
Connecticut
(110)
11,632
11,522
-0.9%
94
3400301
Teaneck/Hackensack
NJ
(140)
14,471
14,331
-1.0%
95
3604018
Coney Island/Brighton Beach
NYC
(165)
7,801
7,636
-2.1%
96
3604014
Borough Park
NYC
(171)
9,872
9,701
-1.7%
97
0901500
Wallingford
Connecticut
(184)
11,446
11,262
-1.6%
98
3604312
Copiague Amityville
LI
(193)
9,614
9,421
-2.0%
99
3400502
West Milford/Wanaque
NJ
(198)
22,067
21,869
-0.9%
100
3604110
Glendale/Riverwood/Fresh Pond
NYC
(202)
15,116
14,914
-1.3%
101
0901800
North Branford/Madison
Connecticut
(235)
11,517
11,282
-2.0%
102
3604204
North Hyde Park/Mineola
LI
(238)
12,496
12,258
-1.9%
103
3400800
Clinton/Lambertville/Flemington
NJ
(299)
17,315
17,016
-1.7%
DowntownNY.com
C4
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
104
3401103
105
0902500
Colts Neck/Long Branch
NJ
(335)
14,294
13,959
-2.3%
Stamford
Connecticut
(372)
19,169
18,797
-1.9%
106 107
3400905
Woodbridge/Perth Amboy
NJ
(382)
15,624
15,242
-2.4%
3401800
Elizabeth
NJ
(394)
5,873
5,479
-6.7%
108
3604309
Brentwood/Central Islip
LI
(418)
7,131
6,713
-5.9%
109
3401401
Nutley/Bloomfield
NJ
(420)
14,650
14,230
-2.9%
3604102
Jackson Heights/East Corona/East Elmhurst
NYC
(432)
12,427
11,995
-3.5%
110 111
3401903
Scotch Plains/Plainfield
NJ
(487)
17,834
17,347
-2.7%
112
3604209
Bellmore/Merrick
LI
(622)
14,493
13,871
-4.3%
113
3604308
Bohemia/Ronkonkoma
LI
(628)
10,605
9,977
-5.9%
114
3604211
Valley Stream/Malvern
LI
(653)
12,290
11,637
-5.3%
115
3603704
Pelham Gardens
NYC
(681)
9,031
8,350
-7.5%
116
3604016
Sheepshead Bay
NYC
(684)
14,110
13,426
-4.8%
117
3604306
Medford/East Patchogue
LI
(687)
9,986
9,299
-6.9%
118
3401403
Montclair
NJ
(765)
22,864
22,099
-3.3%
119
3604208
Massapequa
LI
(771)
12,550
11,779
-6.1%
120
3401404
Short Hills
NJ
(884)
18,639
17,755
-4.7%
121
3401002
Hillsborough/Franklin Township
NJ
(919)
24,559
23,640
-3.7%
122
3400302
Rutherford
NJ
(920)
13,877
12,957
-6.6%
123
3604107
Corona/Elmshurst
NYC
(933)
9,536
8,603
-9.8%
124
3604205
Garden City/Franklin Square
LI
(936)
14,361
13,425
-6.5%
125
3401901
Roselle Park/Linden
NJ
(963)
14,642
13,679
-6.6%
126
3604105
Rosedale
NYC
(1,010)
18,376
17,366
-5.5%
127
3401101
Spring Lake/Neptune Township
NJ
(1,016)
12,296
11,280
-8.3%
128
3603902
Richmond
NYC
(1,067)
14,546
13,479
-7.3%
129
3603503
White Plains/Scarsdale/Hastings on Hudson
Hudson Valley NY
(1,089)
26,278
25,189
-4.1%
130
3603504
Mamaroneck
Hudson Valley NY
(1,140)
17,604
16,464
-6.5%
131
0902300
Greenwich/Darien/New Canaan
Connecticut
(1,157)
45,162
44,005
-2.6%
DowntownNY.com
C5
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
132
3604210
Baldwin/Rockville Centre
133
3402301
Trenton/Hamilton
LI
(1,177)
13,665
12,488
-8.6%
NJ
(1,201)
16,770
15,569
-7.2%
134
3604212
Cedarhurst/East Rockaway
LI
135
3604113
Howard Beach/South Ozone Park
NYC
(1,202)
13,272
12,070
-9.1%
(1,210)
11,028
9,818
-11.0%
136
3604104
Bayside
NYC
(1,274)
15,111
13,837
-8.4%
137
3604307
Centereach/Selden
LI
(1,362)
9,945
8,583
-13.7%
138
3603501
Chappaqua/Pound Ridge
Hudson Valley NY
(1,426)
21,318
19,892
-6.7%
139
3401902
Westfield/Rahway
NJ
(1,454)
17,626
16,172
-8.2%
140
3604013
Bay Ridge/Dyker Heights
NYC
(1,562)
14,917
13,355
-10.5%
141
3604106
Jamaica Hills/Kew Gardens Hills
NYC
(1,709)
16,130
14,421
-10.6%
142
3604206
Hempstead/Uniondale
LI
(1,730)
10,594
8,864
-16.3%
143
3401001
Bridgewater/Bedminster
NJ
(1,782)
24,116
22,334
-7.4%
144
3603901
South Shore
NYC
(1,827)
19,875
18,048
-9.2%
145
3604017
Bensonhurst
NYC
(1,853)
15,746
13,893
-11.8%
146
3604009
Canarsie/Flatlands
NYC
(1,873)
17,503
15,630
-10.7%
147
3604010
East Flatbush
NYC
(1,932)
10,534
8,602
-18.3%
148
3400903
New Brunswick/Highland Park/Piscataway
NJ
(1,979)
15,761
13,782
-12.6%
149
3401402
East Orange/South Orange
NJ
(2,013)
10,598
8,585
-19.0%
150
3603702
Wakefield/Edenwald
NYC
(2,078)
9,935
7,857
-20.9%
151
3603601
Nanuet/West Nyack
Hudson Valley NY
(2,228)
16,046
13,818
-13.9%
30-Minute Commute Area
(2,303)
16,767
14,464
-13.7%
152
3603903
Staten Island
153
3604112
Jamaica/St. Albans
NYC
(2,679)
15,722
13,043
-17.0%
(5,934)
63,319
57,385
-9.4%
(6,618)
73,824
67,206
-9.0%
154
3603806
Upper West Side
30-Minute Commute Area
155
3603805
Upper East Side
30-Minute Commute Area
DowntownNY.com
C6
APPENDIX D: Gains and Losses in Population, Ages 18 to 44 with a Bachelor’s Degree or Higher, by PUMA 2000-2010 Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
1
3400601
Newport/Grove Street/Jersey City Heights
30-Minute Commute Area
19,548
22,283
41,831
88%
2
3604001
Williamsburg/Greenpoint
30-Minute Commute Area
18,031
13,551
31,582
133%
3
3604004
Downtown Brooklyn
30-Minute Commute Area
14,577
24,466
39,043
60%
4
3603810
Lower Manhattan /TriBeCa/West Village
30-Minute Commute Area
13,627
49,003
62,630
28%
5
3603803
Harlem
30-Minute Commute Area
13,226
7,072
20,298
187%
6
3604101
Astoria/Ditmars Steinway
NYC
12,648
28,759
41,407
44%
10,812
28,593
39,405
38%
7
3603809
East Village/Lower East Side/Chinatown
30-Minute Commute Area
8
3604005
Park Slope/Cobble Hill/Red Hook
30-Minute Commute Area
10,435
31,635
42,070
33%
9
3603801
Washington Heights/Fort George
NYC
9,982
18,871
28,853
53%
9,961
57,353
67,314
17%
10
3603808
Murray Hill/Stuyvesant Town/Midtown East
30-Minute Commute Area
11
3604006
Prospect Heights
30-Minute Commute Area
9,550
10,850
20,400
88%
12
3603807
Chelsea/Garment District/Times Square
30-Minute Commute Area
9,282
45,295
54,577
20%
13
3603804
East Harlem
30-Minute Commute Area
8,292
7,075
15,367
117%
14
3400702
Hoboken/Weehawken/Union City
30-Minute Commute Area
8,202
25,759
33,961
32%
15
3604003
Bedford Stuyvesant/Tompkins Park
30-Minute Commute Area
8,176
4,873
13,049
168%
16
3603802
Morningside Heights/Hamilton Heights bordering Hudson River
30-Minute Commute Area
7,199
19,115
26,314
38%
17
3604002
Bushwick
NYC
6,882
3,351
10,233
205%
DowntownNY.com
D1
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
18
3604012
Sunset Park/Greenwood
NYC
6,732
10,781
17,513
62%
6,651
16,940
23,591
39%
5,998
11,053
84%
19
3604109
Long Island City/Sunnyside/Maspeth
30-Minute Commute Area
20
3604011
South Crown Heights
30-Minute Commute Area
5,055
21
3401203
Point Pleasant/Lakewood
NJ
5,008
11,319
16,327
44%
22
3401201
Jackson/Little Egg Harbor/Ocean Township
NJ
4,691
11,840
16,531
40%
23
3400901
Monroe Township/Old Bridge
NJ
4,600
16,102
20,702
29%
24
3604112
Jamaica/St. Albans
NYC
4,377
11,969
16,346
37%
25
3603901
South Shore
NYC
4,277
14,485
18,762
30%
26
0902000
New Haven
Connecticut
4,272
15,034
19,306
28%
27
3604015
Midwood/Ditmas Park
NYC
4,085
13,734
17,819
30%
28
3604105
Rosedale
NYC
3,958
18,738
22,696
21%
29
3603709
Southcentral Bronx/Castle Hill
NYC
3,794
8,447
12,241
45%
30
3604009
Canarsie/Flatlands
NYC
3,694
17,484
21,178
21%
31
3603903
Staten Island
30-Minute Commute Area
3,677
13,646
17,323
27%
32
3400701
West New York/Secaucus/North Bergen
NJ
3,399
12,572
15,971
27%
33
3603902
Richmond/Great Kills
NYC
3,392
12,486
15,878
27%
34
3400303
Fort Lee/Edgewater
NJ
3,241
21,756
24,997
15%
35
3400302
Rutherford
NJ
3,205
14,197
17,402
23%
36
3604013
Bay Ridge/Dyker Heights
NYC
3,037
18,184
21,221
17%
37
3400904
Metuchen/Edison
NJ
2,899
24,389
27,288
12%
38
3604111
Forest Park/Woodhaven
NYC
2,849
11,666
14,515
24%
39
3604305
Shirley/Brookhaven/Mastic Beach
LI
2,849
8,016
10,865
36%
40
3400501
Clifton/Passaic
NJ
2,806
11,484
14,290
24%
41
3604307
Centereach/Selden
LI
2,788
9,033
11,821
31%
42
3604306
Medford/East Patchogue
LI
2,680
9,411
12,091
28%
43
3604110
Glendale/Riverwood/Fresh Pond
NYC
2,653
13,165
15,818
20%
44
0901600
Woodbridge/Hamden
Connecticut
2,551
13,377
15,928
19%
45
3400905
Woodbridge/Perth Amboy
NJ
2,460
16,391
18,851
15%
46
3400903
New Brunswick/Highland Park/Piscataway
NJ
2,329
19,400
21,729
12%
47
3603302
Goshen/Middletown
Hudson Valley NY
2,307
6,804
9,111
34%
DowntownNY.com
D2
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
48
3604113
Howard Beach/South Ozone Park
NYC
2,239
8,411
10,650
27%
49
3401102
Freehold/Manalapan
NJ
2,151
18,528
20,679
12%
50
3400703
Bayonne
NJ
2,105
11,569
13,674
18%
51
3400602
Jersey City
30-Minute Commute Area
2,086
9,665
11,751
22%
52
3603708
Southwest Bronx/Yankee Stadium
NYC
2,047
3,890
5,937
53%
53
3604103
Flushing
NYC
2,033
30,231
32,264
7%
54
3604114
Rockaway/Far Rockaway
NYC
2,010
7,233
9,243
28%
55
3604014
Borough Park
NYC
2,000
11,198
13,198
18%
56
3401202
Toms River
NJ
1,916
9,750
11,666
20%
57
0901900
Waterbury
Connecticut
1,890
5,587
7,477
34%
58
3603701
Riverdale
NYC
1,873
13,279
15,152
14%
59
3603707
West Bronx
NYC
1,869
3,858
5,727
48%
60
0901500
Wallingford
Connecticut
1,835
11,225
13,060
16%
61
3604211
Valley Stream/Malvern
LI
1,783
12,093
13,876
15%
62
3603602
Suffern/Stony Point
Hudson Valley NY
1,687
15,225
16,912
11%
63
3603710
South Bronx/Hunts Point/Melrose
NYC
1,613
2,615
4,228
62%
64
0902400
Bridgeport
Connecticut
1,577
7,103
8,680
22%
65
3401301
Newark
NJ
1,575
5,783
7,358
27%
66
3603303
Warwick/Woodbury
Hudson Valley NY
1,563
11,486
13,049
14%
67
3604106
Jamaica Hills/Kew Gardens Hills
NYC
1,554
21,206
22,760
7%
68
3604304
Stony Brook/Port Jefferson
LI
1,549
11,036
12,585
14%
69
3604007
Brownsville
NYC
1,524
2,937
4,461
52%
70
3604309
Brentwood/Central Islip
LI
1,500
5,980
7,480
25%
71
3401302
Newark
NJ
1,475
4,206
5,681
35%
72
3604010
East Flatbush
NYC
1,375
9,125
10,500
15%
73
3401105
Marlboro/Hazlet
NJ
1,360
13,335
14,695
10%
74
3603301
Cornwall/Montgomery
Hudson Valley NY
1,352
8,348
9,700
16%
75
Ulster County
Ulster County
Hudson Valley NY
1,343
14,185
15,528
9%
76
3604303
East Setauket/Stony Brook/Rocky Point/ Port Jefferson
LI
1,318
14,625
15,943
9%
77
3604008
East New York/Cypress Hills
NYC
1,314
5,276
6,590
25%
DowntownNY.com
D3
Rank
PUMA
PUMA Name
Study Area
Net Change
2000 Total
2010 Total
% Change
78
3603705
Fairmont - Claremont Village
NYC
1,303
79
3603702
Wakefield/Edenwald
NYC
1,285
4,125
5,428
32%
9,214
10,499
14% 7%
80
3604104
Bayside
NYC
1,225
18,098
19,323
81
3400902
East Brunswick/South Brunswick
NJ
1,190
32,431
33,621
4%
82
3603703
Pelham Bay
NYC
1,171
9,881
11,052
12%
83
3400301
Teaneck/Hackensack
NJ
1,152
16,891
18,043
7%
84
3400400
Paterson
NJ
1,110
4,858
5,968
23%
85
3603202
Fiskilll/Hopewell Junction
Hudson Valley NY
1,081
15,835
16,916
7%
86
3604016
Sheepshead Bay
NYC
1,066
15,983
17,049
7%
87
0901700
Milford
Connecticut
1,053
13,147
14,200
8%
88
0901400
Oxford/Naugatuck
Connecticut
991
14,194
15,185
7%
89
3401401
Nutley/Bloomfield
NJ
963
16,779
17,742
6%
90
3401901
Roselle Park/Linden
NJ
899
13,983
14,882
6%
91
3604311
Babylon
LI
898
9,054
9,952
10%
92
3603400
Yonkers
Hudson Valley NY
819
19,859
20,678
4%
93
3604204
North Hyde Park/Mineola
LI
804
14,610
15,414
6%
94
3604102
Jackson Heights/East Corona/East Elmhurst
NYC
785
13,180
13,965
6%
95
3604203
Hicksville/Plainview
LI
743
14,163
14,906
5%
96
3604108
Forest Hills/Rego Park
NYC
734
24,101
24,835
3%
97
3604312
Copiague Amityville
LI
664
8,001
8,665
8%
98
3400304
Paramus/Fair Lawn
NJ
550
24,368
24,918
2% 4%
99
3603704
Pelham Gardens
NYC
493
11,960
12,453
100
3604205
Garden City/Franklin Square
LI
416
13,998
14,414
3%
101
Pike County
Pike County
PA
410
2,534
2,944
16%
102
3604310
Islip
LI
308
10,714
11,022
3%
103
3604206
Hempstead/Uniondale
LI
236
8,673
8,909
3%
104
3402301
Trenton/Hamilton
NJ
183
16,510
16,693
1%
105
3402302
West Windsor/Princeton
NJ
178
27,460
27,638
1%
106
3400305
Bergenfield/Tenafly
NJ
166
27,649
27,815
1%
107
0902500
Stamford
Connecticut
89
20,667
20,756
0%
108
3604308
Bohemia/Ronkonkoma
LI
51
12,251
12,302
0%
109
0900100
Litchfield/Torrington/New Milford
Connecticut
19
16,217
16,236
0%
DowntownNY.com
D4
Rank
PUMA
PUMA Name
Study Area
110
3604210
Baldwin/Rockville Centre
LI
Net Change 13
2000 Total
2010 Total
% Change
14,206
14,219
0%
111
3400502
West Milford/Wanaque
NJ
(10)
23,987
23,977
0%
112
3401002
Hillsborough/Franklin Township
NJ
(53)
28,986
28,933
0%
113
3604302
Smithtown/St. James
LI
(89)
15,969
15,880
-1%
114
3401501
Pequannock/Rockaway
NJ
(104)
16,086
15,982
-1%
115
3603706
Fordham
NYC
(117)
7,435
7,318
-2%
116
3604207
Levittown
LI
(170)
12,514
12,344
-1%
117
3401402
East Orange/South Orange
NJ
(204)
9,182
8,978
-2%
118
3604202
Brookville/Woodbury/Syosset/Glen Cove
LI
(229)
17,835
17,606
-1%
119
3604107
Corona/Elmshurst
NYC
(256)
12,691
12,435
-2%
120
3603201
Hyde Park/Rhinebeck
Hudson Valley NY
(417)
11,166
10,749
-4%
121
3604201
Great Neck/Manhasset/Old Westbury
LI
(488)
19,144
18,656
-3%
122
0902200
Fairfield/Trumbull
Connecticut
(490)
29,440
28,950
-2%
123
3604208
Massapequa
LI
(519)
12,477
11,958
-4%
124
3401600
Sparta/Newton
NJ
(556)
13,408
12,852
-4%
125
3604209
Bellmore/Merrick
LI
(611)
15,189
14,578
-4%
126
3401800
Elizabeth
NJ
(619)
6,285
5,666
-10%
127
3401104
Holmdel/Red Bank
NJ
(908)
18,239
17,331
-5%
128
3603502
Ossining
Hudson Valley NY
(940)
20,779
19,839
-5%
129
3604212
Cedarhurst/East Rockaway
LI
(1,046)
15,994
14,948
-7%
130
3401503
Boonton/East Hanover
NJ
(1,085)
20,337
19,252
-5%
131
3401504
Morristown/Chatham
NJ
(1,175)
23,018
21,843
-5%
132
3604018
Coney Island/Brighton Beach
NYC
(1,228)
8,486
7,258
-14%
133
0901800
North Branford/Madison
Connecticut
(1,321)
13,664
12,343
-10%
134
3401103
Colts Neck/Long Branch
NJ
(1,413)
15,266
13,853
-9%
135
3401101
Spring Lake/Neptune Township
NJ
(1,427)
12,136
10,709
-12%
136
3401902
Westfield/Rahway
NJ
(1,472)
19,237
17,765
-8%
137
3400800
Clinton/Lambertville/Flemington
NJ
(1,529)
18,612
17,083
-8%
138
3603506
Carmel/Mahopac
Hudson Valley NY
(1,754)
13,480
11,726
-13%
139
3401404
Short Hills
NJ
(1,764)
19,365
17,601
-9%
140
3603601
Nanuet/West Nyack
Hudson Valley NY
(1,791)
20,686
18,895
-9%
141
3603503
White Plains/Scarsdale/Hastings on Hudson
Hudson Valley NY
(1,836)
28,752
26,916
-6%
DowntownNY.com
D5
Rank
PUMA
PUMA Name
Study Area
Net Change
142
3401403
143
3604017
144
3401502
Washington Township/Mount Olive
145
3603504
Montclair
NJ
(2,039)
24,970
22,931
-8%
Bensonhurst
NYC
(2,139)
16,867
14,728
-13%
NJ
(2,583)
21,086
18,503
-12%
Mamaroneck
Hudson Valley NY
(2,654)
19,368
16,714
-14%
(2,754)
84,881
82,127
-3%
146
3603805
Upper East Side
30-Minute Commute Area
2000 Total
2010 Total
% Change
147
3400306
Ramsey/Mahwah/Pound Ridge
NJ
(2,969)
27,971
25,002
-11%
148
3401903
Scotch Plains/Plainfield
NJ
(2,982)
19,265
16,283
-15%
149
3603501
Chappaqua/Pound Ridge
Hudson Valley NY
(3,279)
22,430
19,151
-15%
Upper West Side
30-Minute Commute Area
(3,547)
67,148
63,601
-5%
150
3603806
151
0902100
Danbury/New Fairfield
Connecticut
(3,745)
27,734
23,989
-14%
152
3603505
New Rochelle/Eastchester
Hudson Valley NY
(3,796)
25,043
21,247
-15%
153
3604301
Huntington/Cold Spring Harbor
LI
(5,112)
31,338
26,226
-16%
154
3401001
Bridgewater/Bedminster
NJ
(5,437)
26,842
21,405
-20%
155
0902300
Greenwich/Darien/New Canaan
Connecticut
(5,813)
45,372
39,559
-13%
DowntownNY.com
D6