CCD Reports: Who's Moving to Center City?, November 2025

Who’s Moving to Center City?

Our 2025 Housing Report cataloged more than 14,500 units built across Greater Center City since 2019. Just within core Center City (Pine to Vine streets between the two rivers), nearly 3,500 apartment units have come online since 2023. A question we hear constantly is, “So who’s living in them?”

Center City District (CCD) worked with apartment managers and landlords of more than two dozen apartment buildings between Locust and Callowhill streets to distribute a survey to their residents between March and September of 2025.

CCD received and analyzed 682 completed surveys across buildings containing 4,600 units.

The buildings included in the survey were all built within the last decade, have an occupancy rate of 90%, and record average rents of $2,645 per unit (or $3.58 per square foot).

The survey asked respondents questions that put their downtown living experience in context: How long have respondents been here and do they plan on sticking around? What kinds of jobs do these residents have and where are they located? What draws them to and keeps them in Center City as a place to live? How do they get around?

This report summarizes our findings.

Who lives in recently developed apartment buildings in Center City?

A majority of survey respondents are younger millennials and GenZ, and 83% of all respondents are under 45. Many are recent arrivals to the area, often relocating from other regions or major cities. The age breakdown and previous home locations of respondents are striking in a city where a prevailing perception is that, to quote many a Philly sports fan, “no one likes us.”

Not only do out-of-towners represent a significant share of apartment dwellers, nearly two thirds of all respondents expect to still be renting in Philadelphia 3-5 years from now or owning a home here. The data reflects that despite the prevalence of newcomers, they are not necessarily as transient as we might assume. Overall, these responses reflect Center City’s strong appeal among younger, mobile professionals.

83% of respondents are under age 45, leaving only 17% from GenX and baby boomer generations

53% of respondents are between ages 25–34, representing younger millennials and older GenZ.

48% expect to still be renting in Philadelphia in 3–5 years, while 16% intend to own a home locally.

44% moved to Center City from outside the region, and 41% were already living within Philadelphia.

25% have lived in Center City for less than a year; 46% have lived in Philadelphia for 3+ years.

Where do Center City apartment residents work?

Most survey respondents enjoy close proximity between home and work, with more than half working either in core Center City or University City. The significant share of remote workers reinforces our downtown's appeal for those seeking convenience, culture, walkability, and accessibility. The low share of commuters to the suburbs stands out against frequently cited reports about Philadelphia's high rates of reverse commuting.

It is possible that a survey encompassing buildings in less central neighborhoods like Fairmount, Northern Liberties, and Fishtown would reveal a relationship between how close to the core residents live and whether they head elsewhere for work. For now, it's safe to say that those who choose to live in the urban core are often orienting their lives around it, which has implications for how people get around, whether they own cars, and the kinds of retail and services we need to attract and retain in Center City.

+70% work within walking, biking, or transit distance of home.

33% of respondents work in Core Center City (between Pine and Vine streets).

21% work from home.

18% work in University City, adjacent to Center City.

12% commute to suburban areas for work.

In what sectors do Center City apartment dwellers work?

Center City residents work across a diverse range of industries, though the workforce is concentrated in health care and professional services. Creative fields are especially common among newcomers from outside the region, while fewer residents are employed in hospitality or life sciences—sectors that play a larger role in the city’s broader economy.

The prevalence of health care workers underscores the relationship between Center City and University City as a shared economic powerhouse for the region. It’s also a reminder that jobs in one district help create investments in housing and shopping in another.

32% of respondents work in health care.

27% work in business, professional, or financial services.

6% work in hospitality, food, or leisure travel.

<5% are employed in life sciences.

How do Center City apartment dwellers get around (and why do some own cars)?

Nearly all survey respondents indicated that walking is the top way they get around, with rideshare and SEPTA essentially tying for second place. The majority of survey respondents do not own cars, and those that do tend to use them sparingly.

Four out of five respondents agree that having a car is not necessary for enjoying daily life in Philadelphia, though nearly as many— 72%—cite needing to visit family, friends, and shopping destinations not accessible by other means as the primary reason why cars are necessary. While this speaks to the limitations of public transit, it also speaks to unmet demand for retail and major opportunities for both national brands and local operators to meet these needs.

80% of respondents say that having a car is not necessary for enjoying daily life in Philadelphia.

55% of respondents do not own cars.

33% of car owners use their vehicles less than once per week.

8% of respondents use bikes as a mode of transportation (fewer than 1% use scooters).

Prevalent modes of transport: 94% walking 55% rideshare

Most survey respondents:

Are under the age of 45

Moved here from outside the city

Work in Center City, University City, or can work from anywhere

Are employed in health care or business and professional services

Do not own cars

See themselves living here in 3-5 years

Looking Ahead: Making informed policy and investment decisions

This survey puts numbers to previously anecdotal observations of trends shaping Philadelphia’s urban core. The feedback reflects Center City’s strength as a live-work hub, and reminds us that a significant share of residents are young, highly mobile, and often new to the city and region. Their experiences and ideas help remind us of areas where investment is critically needed, but also highlight opportunities to improve the experience of living, working and getting around downtown.

Beyond the data, respondents offered valuable insights on a range of topics that will help inform the work of CCD in supporting a vibrant and attractive Center City. Through the Central Philadelphia Development Corporation (CPDC), our planning, advocacy and policy organization powered by the membership of downtown stakeholders, we will continue to listen and engage to understand and respond to the needs of Center City’s growing and complex populations of residents, workers, and visitors.