The Brain Gain: 2015 Update

THE BRAIN GAIN:

How the Region’s Shifting Demographics Favor the Lower Manhattan Business District

2015 UPDATE

2DowntownNY.com

PikeOrange

Sussex

Ocean

Morris

Monmouth

Middlesex

Hunterdon

Mercer

Somerset

Passaic

Putnam

Dutchess

UlsterLitchfield

WestchesterRockland

Fairfield

New Haven

Suffolk

Nassau

Kings

Queens

Bergen

Essex

Hudson

Union

Richmond

BronxNew York

The Region: NY-NJ-CT-PA Combined Statistical Area

Hoboken

Newport-Grove Street

Willliamsburg

Downtown BrooklynPark Slope-Cobble Hill-Red Hook

LowerManhattan

Harlem

Astoria

St. George

Jersey City

Chelsea

Area Within a 30-Minute Commute of the Lower Manhattan Central Business District

2

THE BRAIN GAIN: Update 2015

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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.


2DowntownNY.com

Executive SummaryAccess 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:

• where 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.

• where 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

1 “�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.

2015 UPDATE

THE BRAIN GAIN:

How the Region’s Shifting Demographics Favor the Lower Manhattan Business District


3DowntownNY.com

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.

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.

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.

Findings from the 2010 data revealed:

• 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%.

Growth of the region’s creative and professional workforce is concentrated around Lower Manhattan.

Communities surrounding Lower Manhattan 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.

Key Findings


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• 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.

• 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.

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 college-educated 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.

2015 UPDATE

2 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.

live within a 30-minute commute of Lower Manhattan

25% 24%

IN THE NYC METRO REGION

of COLLEGE-EDUCATED ADULTS

of CREATIVE & PROFESSIONAL WORKERS

30 Minute Commute Area


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Since 2010, College-Educated Adults have continued flocking to the communities in proximity to Lower Manhattan.

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%

Share Gain/Loss 2000-2013

+4.4 +2.0 -2.7 -1.0 -1.1 -1.5

College-Educated Population Ages 18 – 44, by Geography, 2000-2013

The Region's Growth of College-Educated Adults Ages 18-44, 2000-2013

(–) 5,000 People (+) 5,000 People

30-Minute Commute Area +214,785

The Rest of the Region (Net Change) +185,681

The Rest of NYCThe Rest of New Jersey

Long Island



+214,785 +132,944 +36,809 +19,158 +3,745 -6,975

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.

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 college-educated adults ages 18-44 now live within a 30-minute commute of Lower Manhattan.

2015 UPDATE: Metro Area College-Educated Adults, Ages 18 to 44

Key Findings


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0

20,000

40,000

60,000

-10,000

10,000

30,000

50,000

70,000

2,139

90,549

290



The Rest of NYC

30-Minute Commute

Area


Long Island

Growth Among Creative and Professional Industries, by Geography, 2000-2013

80,00090,000

100,000

- 3,467 - 5,676 - 6,650

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.

30-Minute Commute

Area

The Rest

of NYC




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%


23.5% 18.3% 28.6% 9.1% 8.5% 11.9%


+3.0 -0.8 -1.1 -0.3 -0.19 -0.7

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.

Key Findings

Residents Employed in Creative and Professional Industries by Geography, 2000-2013

7

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.

1234

5

6

7

89

10

Growth of the Region’s High-Value Knowledge Workforce within a One-Seat Ride

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

+102,627

% Growth 2000-2013 +38.9% +13.5

Share of Region, 2013 38.2% 35.1%

Share Gain/Loss 2000-2013 +6.4 +3.2

• 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.

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.

12 Subway Lines

6 Ferry Stops &

12 Routes

2 PATH routes to NJ


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Findings: Metro-Area Residents Employed in Creative and Professional Industries

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.

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

2 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).

“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.”

Newport-Grove Street, JC

Williamsburg-Greenpoint

East Village, LES

Lower Manhattan

6

The Region's Top 10 Communities with the Greatest Net Increase of Residents Employed in Creative and Professional Fields, 2000 - 2010*

Rank NameNet Increase 2000-2010

Percent Change

2000–2010

Transit Ride Time to Lower

Manhattan (in minutes)

1Newport / Grove Street /

Jersey City Heights (PUMA #3400601)

10,670 60 % 15

2 Williamsburg/Greenpoint (PUMA #3604001) 10,433 86 % 21

3East Village / Lower East Side

/Chinatown (PUMA #3603809)

6,556 27 % 8

4Lower Manhattan / Tribeca /

West Village (PUMA #3603810)

5,958 13 % 6

5 Harlem (PUMA #3603803) 5,877 75 % 28

6Park Slope / Cobble Hill /

Red Hook (PUMA #3604005)

5,674 22 % 14

7Chelsea / 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 Washington Heights (PUMA #3603801) 4,825 30 % 35

0 7.5 153.75Miles

4LegendAggregate

PercentChange

Decline 21% to 0

Slow Growth 0.1% to 8.4%

Medium Growth 8.4% to 20%

Fast Growth 20% to 86%

1234

5

6

7

89

10

Absolute Change in Creative, Professional Workers

Decline 0 to -6,600

Slow Growth 1 to 2,700

Fast Growth 2,700 to 10,700

Growth of the Region’s Creative and Professional Workforce Is Concentrated Around Lower Manhattan

* 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.

Net Change Throughout the Region by Community, 2000-2010

7

There are more FIRE sector workers living in the East Village-Lower East Side-Chinatown than there are in White Plains/ Scarsdale/Hastings-on-Hudson.

There 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.

There are more Information Sector workers living in Greenpoint and Williamsburg than there are in Greenwich, Darien, and New Canaan, Connecticut.

None of These Statements were True in 2000

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

Net Change2000-2010

+ 2,094 N/A - 2,581 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 Change2000-2010

+ 5,866 N/A + 988 N/A

Residents Employed in the Finance, Insurance and Real Estate Sector

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 Change2000-2010

+3,671 N/A - 459 N/A

Comparisons of Population Changes in Select PUMAs, 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.

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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.

Growth Among Creative and Professional Industries, by Geography, 2000-20104

Residents Employed in Creative and Professional Industries, by Geography, 2000-20104

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.

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 Transit- and car-dependent parts of New Jersey saw a net increase of just under 3,900. Long Island Rail Road- and car-dependent Long Island experi-enced 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.

Findings: Metro-Area College-Educated Adults, Ages 18 to 44The 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

0

20,000

40,000

60,000

-10,000

10,000

30,000

50,000

70,00080,000

3,867 2,741 4,274

66,920

972




30-Minute Commute

Area

The Rest of NYC

Long Island

-480

30-Minute Commute

Area


The Rest of NYC



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

4 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.

5 Communities, or PUMAs.

9

The Region's Top 10 Communities with the Greatest Net Increase of College-Educated Adults Ages 18 to 44, 2000-2010*

Absolute Change in College, Educated Adults, Ages 18-44

Decline 0 to -5,800

Slow Growth 1 to 5,1000

Fast Growth 5,100 to 19,600

Rank NameNet Increase 2000-2010

Percent Change

2000–2010

Transit Ride Time to Lower

Manhattan (in minutes)

1Newport / Grove Street /

Jersey City Heights (PUMA #3400601)

19,548 88 % 15

2 Williamsburg / Greenpoint (PUMA #3604001) 18,031 133 % 21

3 Downtown Brooklyn (PUMA #3604004) 14,577 60 % 8

4Lower 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

8Park Slope / Cobble Hill /

Red Hook (PUMA #3604005)

10,435 33 % 14

9 Washington Heights (PUMA #3603801) 9,982 53 % 35

10Murray Hill / Stuyvesant Town

/ Midtown East (PUMA #3603808)

9,961 17 % 11

0 10 205Miles

4Legend

25-44 with Bachelors +PERCH

CoastlineDetail

Decline 20% to 0Slow Growth 0.1% to 33.9%Medium Growth 34% to 99.9%Fast Growth 100% to 200%

12

3

4

5

6

7

8

9

10

Communities Surrounding Lower Manhattan Show the Fastest Growth of College-Educated Adults Ages 18 to 44

Net Change Throughout the Region by Community, 2000-2010

* 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 avail-able from the 2010 American Community Survey 3-year estimates.

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6 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.

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 siz-able increase, adding over 13,600 college-educated adults ages 18 to 44 over the 10-year period.

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 college- educated adults ages 18 to 44 – a profound 32% increase over 2000. Compare this to the rest of the region, which grew only 6%.

The bulk of the growth in and around Lower Manhattan was seen not among recent college gradu-ates, but rather among adults ages 25 to 34. That population grew by 101,000 in communities surround-ing Lower Manhattan between 2000 and 2010. This growth out-paced 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.

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 sur-rounding Lower Manhattan made huge gains relative to the rest of New Jersey, Long Island, Westchester/Hudson Valley and Southern Connect-icut. 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%.

“Between 2000 and 2010, the

population of 35 to 44 year olds living within a 30-minute commute of Lower Manhattan

grew by 24%.”

30-Minute Commute Area Rest of Region Total Region

Ages 18 -24

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%

Ages 25 - 34

2000 297,828 847,342 1,145,170

2010 399,124 922,338 1,321,462

Net Change 101,296 74,996 176,292

% Change 34.0% 8.9% 15.4%

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%

TOTAL – Ages 18-44

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

% Change 31.6% 6.3% 11.6%

Residents Employed in Creative and Professional Industries, by Geography, 2000-20106

Ages 18-24 +26,500

Ages 25-34 +101,300

Ages 35-44 +44,300

Growth of College-Educated Adults in 30-Minute Commute

Area, Ages 18-446

11DowntownNY.com

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

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 sur-rounding Lower Manhattan outranks all of Long Island, Westchester/Hudson Valley and Southern Connecticut combined.

Long Island

172,086

-6,31510,336

0

40,000

80,000

120,000

-10,000

20,000

60,000

100,000

140,000160,000180,000200,000

23,282 2,908

30-Minute Commute

Area

Westchester/Hudson Valley


SouthernConnecticut

The Rest of NYC

98,133

30-Minute Commute

Area

The Rest of NYC


Long Island



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%


24.8% 19.8% 27.4% 11.3% 8.1% 8.5%


+3.8 +1.5 -2.3 -0.9 -0.8 -1.2

College-Educated Population Ages 18 – 44, by Geography, 2000-20107

Growth Among the College-Educated Population Ages 18 – 44, by Geography, 2000-20107

7 See footnote6

The Region's Growth of College-Educated Adults Ages 35-44, 2000-20107

(–) 1,000 People (+) 1,000 People

30-Minute Commute Area +44,300

The Rest of the Region (Net Change) +3,100

The Rest of NYC


Long Island



+44, 300 +17,025 +1,235 -3,735 -4,172 -7,369

12

New Jersey + 1,235

0.3%

Westchester/Hudson Valley

-7,369-5%Eastern PA

+146 10%

Long Island -3,735

-2%


-4,172-3%

The Rest of NYC +17,025

9%

+44,272 24%

Area Within a 30-Minute Commute of Lower Manhattan

Lower Manhattan's 30-minute Commute Area Leads the Region's Growth of College-Educated Adults Ages 35-44

13DowntownNY.com

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ConclusionsA Decade of Dramatic Demographic Change has a Profound Impact on the Value Proposition of a Lower Manhattan Business Address

High-value knowledge workers are opting out of the suburban 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.

Lower Manhattan –the area south of Chambers Street—is exceptionally well-positioned to reach these fast-growing, talent-rich communities thanks to an extensive bi-state, multi- modal 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.

Since 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.

1DowntownNY.com

Contributing Staff

Nicole LaRusso, Senior Vice President, Planning and Economic DevelopmentJosh Nachowitz, Assistant Vice President, Economic DevelopmentAlison Baumann, Director of ResearchJarrod Grim, Senior Research AnalystFrank Futia, Research Analyst Maria Alvarado-Behl, Director, Public AffairsBathsheba 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.

Board of Directors

Hon. Bill de Blasio | Hon. Gale A. Brewer | Jill Bright | Mark E. Brooks | Hon. Margaret S. ChinBetty Cohen | John V. Connorton, Jr. | Fern Cunningham | Charles C. Dorego | Robert R. DouglassK. Thomas Elghanayan | David V. Fowler | Rachelle Friedman | Stephen J. FriedmanRobert J. Giuffra, Jr. | Brett S. Greenberg | Francis J. Greenburger | Erik Horvat | Thomas HughesShari 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

A1DowntownNY.com

APPENDIX A: Methodology and Definitions

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 GroupsThe 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.

1. Residents Employed in Creative and Professional Industries

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.

• “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

of expertise and training. They provide services like legal advice, ac-counting, architectural and engineering services, computer services, consulting, research, and advertising;

• “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;

• “Management,” or establishments that own a controlling interest in companies, influence management decisions, and undertake strate-gic planning of companies;

• “Information,” or establishments that provide communications ser-vices, distribution of information, and data processing. The industry includes publishing (traditional and web-based), motion picture and sound recording, broadcasting (traditional and web-based), tele-communications, and web-search portals.

Complete definitions of industries are available at www.bls.gov.

2. College-Educated Adults, Ages 18 to 44

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.

Geographic DefinitionsThe Downtown Alliance used the New York-Newark-Bridgeport, NY-NJ-CT-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.

• New York City: New York County (Manhattan), Kings County (Brooklyn), Queens County, Bronx County, and Richmond County (Staten Island);

* A�definition�of�all�the�areas�within�the�CSA�is�available�at�http://www.census.gov/population/metro/files/lists/2009/List6.txt

A2DowntownNY.com

• 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

The Downtown Alliance collected and analyzed census data for this re-gion 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.

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.

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 com-bination of cities and towns adjacent to each other, such as Hoboken-Weehawken-Union City. In suburban areas, a PUMA may be comprised of several towns, villages, and townships. Thus, in an effort to be descrip-tive and concise, the Downtown Alliance assigned names to PUMAs

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 Har-lem, and Morningside Heights;

• 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;

• St. George in Staten Island;

• Long Island City in Queens; and

• 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.

A3DowntownNY.com

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

B1DowntownNY.com

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

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/.

B2DowntownNY.com


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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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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3603504 Mamaroneck Westchester 117,422

3603505 New Rochelle/Eastchester Westchester 188,091

3603506 Carmel/Mahopac Putnam 106,423

3603601 Nanuet/West Nyack Rockland 132,265

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

3603710 South Bronx/Hunts Point/Melrose Bronx 152,023

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

3604007 Brownsville Kings 112,536

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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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

3604301 Huntington/Cold Spring Harbor/Melville Suffolk 202,283

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

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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

PennsylvaniaPike County3* Pike County Pike 57,580

* 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.

C1DowntownNY.com

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%

14 3604003 Bedford Stuyvesant/ 30-Minute Commute Area 3,593 6,713 10,306 54%

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%

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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


24 3604202 Brookville/Woodbury/Syosset/Glen Cove LI 2,056 15,525 17,581 13%

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 Fairmont - Claremont Village NYC 1,440 5,304 6,744 27%

30 Litchfield/Torrington/New Milford Connecticut 1,428 16,097 17,525 9%

31 3401102 Freehold/Manalapan NJ 1,398 18,341 19,739 8%

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%

C3DowntownNY.com


47 3401503 Boonton/East Hanover NJ 895 16,906 17,801 5%

48 3400303 Fort Lee/Edgewater NJ 876 16,705 17,581 5%

49 3603506 Carmel/Mahopac 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%

C4DowntownNY.com


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%

C5DowntownNY.com


104 3401103 Colts Neck/Long Branch NJ (335) 14,294 13,959 -2.3%

105 0902500 Stamford Connecticut (372) 19,169 18,797 -1.9%

106 3400905 Woodbridge/Perth Amboy NJ (382) 15,624 15,242 -2.4%

107 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%

110 3604102 Jackson Heights/East Corona/East Elm-hurst NYC (432) 12,427 11,995 -3.5%

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%

C6DowntownNY.com


132 3604210 Baldwin/Rockville Centre LI (1,177) 13,665 12,488 -8.6%

133 3402301 Trenton/Hamilton NJ (1,201) 16,770 15,569 -7.2%

134 3604212 Cedarhurst/East Rockaway LI (1,202) 13,272 12,070 -9.1%

135 3604113 Howard Beach/South Ozone Park NYC (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%

152 3603903 Staten Island 30-Minute Commute Area (2,303) 16,767 14,464 -13.7%

153 3604112 Jamaica/St. Albans NYC (2,679) 15,722 13,043 -17.0%

154 3603806 Upper West Side 30-Minute Commute Area (5,934) 63,319 57,385 -9.4%

155 3603805 Upper East Side 30-Minute Commute Area (6,618) 73,824 67,206 -9.0%

D1DowntownNY.com

APPENDIX D: Gains and Losses in Population, Ages 18 to 44 with a Bachelor’s Degree or Higher, by PUMA 2000-2010


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%

7 3603809 East Village/Lower East Side/Chinatown 30-Minute Commute Area 10,812 28,593 39,405 38%

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%

10 3603808 Murray Hill/Stuyvesant Town/Midtown East 30-Minute Commute Area 9,961 57,353 67,314 17%

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


17 3604002 Bushwick NYC 6,882 3,351 10,233 205%

D2DowntownNY.com


18 3604012 Sunset Park/Greenwood NYC 6,732 10,781 17,513 62%

19 3604109 Long Island City/Sunnyside/Maspeth 30-Minute Commute Area 6,651 16,940 23,591 39%

20 3604011 South Crown Heights 30-Minute Commute Area 5,055 5,998 11,053 84%

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%

D3DowntownNY.com


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%

D4DowntownNY.com


78 3603705 Fairmont - Claremont Village NYC 1,303 4,125 5,428 32%

79 3603702 Wakefield/Edenwald NYC 1,285 9,214 10,499 14%

80 3604104 Bayside NYC 1,225 18,098 19,323 7%

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%

99 3603704 Pelham Gardens NYC 493 11,960 12,453 4%

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%

D5DowntownNY.com


110 3604210 Baldwin/Rockville Centre LI 13 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%

D6DowntownNY.com


142 3401403 Montclair NJ (2,039) 24,970 22,931 -8%

143 3604017 Bensonhurst NYC (2,139) 16,867 14,728 -13%

144 3401502 Washington Township/Mount Olive NJ (2,583) 21,086 18,503 -12%

145 3603504 Mamaroneck Hudson Valley NY (2,654) 19,368 16,714 -14%

146 3603805 Upper East Side 30-Minute Commute Area (2,754) 84,881 82,127 -3%

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%

150 3603806 Upper West Side 30-Minute Commute Area (3,547) 67,148 63,601 -5%

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%

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The Brain Gain: 2015 Update