The Brain Gain: 2015 Update

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.

DowntownNY.com

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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.

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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.

*

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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.

*

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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.

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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11

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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1

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