Housing prices (Gentrification) (Los Angeles, Inglewood, Hawthorne: real estate, apartment, for rent)

[Marcus03]

Hi all, I have been a long time resident of L.A. (Crenshaw area) and I have noticed that with housing/rent prices going higher and higher in the last few years, more and more people with money have been priced out of areas such as Marina Del Rey, Santa Monica, etc and also people want to move closer to their jobs with gas prices so high, so as a result, I've noticed that more people, in particularly white people (sorry to bring race), have been moving into areas that they would never thought of moving to in the past such as Echo Park, Silverlake, Mid-City, etc. So far the gentrification wave hasn't hit my neighborhood yet, but I wanted to ask, do you guys think that the gentrification will continue to a point where it will affect areas such as South Central, Watts, Crenshaw in that those areas go upscale? Also, another interesting dynamic, is how will these skyrocketing rents in the beach areas, will affect affluent black neighborhoods such as Fox Hills, Ladera Heights, Baldwin Hills, Leimert Park. I'm looking forward to hearing all your thoughts.

[EscapeCalifornia]

It all depends on what real estate prices do. When prices are sky-high and going higher, as you said, people get priced out of where they really want to live, and are more willing to take a risk on a rough area if its the only way to get property. Now that real estate isn't doing so well, I wouldn't be surprised if gentrification stalled until the next boom.

[Marcus03]

That is a very interesting point, EscapeCalifornia. When people think of gentrification, they think of upper class people (mostly white) moving into lower income (mostly black) neighborhoods. However in L.A., I do know that there are affluent black neighborhoods such as Fox Hills/Ladera Heights, and even though it is expensive in those neighborhoods, it is still cheaper than say Marina, Century City, Playa Del Rey, Redondo Beach, etc and you get more for your money. As a result I was wondering with very expensive prices in those beach areas, do you guys think that more and more white people will move to affluent black neighborhoods such as Fox Hills/Ladera? Your thoughts are appreciated.

[FarewellLA]

Relatively speaking, YES - but the desirable areas will remain desirable so most people will simply start small to get into the housing market buying a condo first, and then move into a home later. Location, location, location still rings true.

[JTGJR]

It is a very, very interesting question. I know that Ladera was considered an affluent, black neighborhood when I purchased a home in Westchester 20-years ago. And, honestly, I don't know how integrated it is today. But I think it's far more likely that the trend in S. Central, Watts and Crenshaw will follow that of Inglewood, Hawthorne and Lawndale- As blacks move out, Hispanics and "working-class whites (how I HATE! that term)" move in.

I'm not into demography by any stretch of the imagination, but my sense is that many African Americans are cashing out of the traditional "black" areas of Los Angeles and relocating to other states where a $300K teardown in LA, can buy a very nice home in the midwest and the south. I had to report to jury duty last week and had a lengthy conversation with a woman who was doing just that. Selling her house in the Inglewood area and moving to Texas to be closer to her family.

As for whites moving to Echo Park, Silverlake, Mid-City, etc., I think this is due, in large part, to the efforts to invigorate downtown LA. There are a lot of new apartment/condo developments downtown and that's bound to draw more, if I may use an antiquated term, "Yuppies" into the neighborhood.

[King0fthehill]

Ladera Heights doesn't need any gentrification. It's a bastion for the ranks of upper middle class Black America; a place where the median income exceeds $100,000 and MB's and BMW are the typical automobiles.

In addition, unlike other locales that have been gentrifying, Ladera Heights isn't close to any sort of mass transit! Not even a Rapid Line for Slauson! This will almost certainly hamper gentrification

Now Crenshaw...that's a different story. While I predict (and hope) Crenshaw will never fully gentrify, certain sectors will without a doubt gentrify if the Crenshaw Line (LRT) is ever realized. Same goes for West Adams, Mid-City and South Robertson corridors adjacent to the Expo Line.

Lastly, remember that these areas will attract upper-middle class Blacks whenever they gentrify. This is already happening in Harlem:

http://www.nytimes.com/2008/02/17/ny...ty/17harl.html

[katenik]

Originally Posted by Marcus03

That is a very interesting point, EscapeCalifornia. When people think of gentrification, they think of upper class people (mostly white) moving into lower income (mostly black) neighborhoods. However in L.A., I do know that there are affluent black neighborhoods such as Fox Hills/Ladera Heights, and even though it is expensive in those neighborhoods, it is still cheaper than say Marina, Century City, Playa Del Rey, Redondo Beach, etc and you get more for your money. As a result I was wondering with very expensive prices in those beach areas, do you guys think that more and more white people will move to affluent black neighborhoods such as Fox Hills/Ladera? Your thoughts are appreciated.

ladera heights has always retained a white minority, but i suspect the percentage might be inching upward. this is purely anecdotal, but i just spent much of the last week or so in ladera, and noticed an unusual number of young white shoppers at the local ralphs. this particular store is in a location that is difficult to access unless you are coming from the neighborhood, so it doesn't get much casual traffic. when i lived there in the early 90s, the white residents were typically older people who didn't succumb to white-flight in the 1960s-70s, not the 30 and 40-something crowd with young kids that i'm seeing there now. so, yes, i think more whites are 'discovering' and moving into the area, but i wouldn't describe this phenomenon as "gentrification," as that term generally describes renewal of a formerly blighted or depressed area, and ladera heights has never been either of those things.

[lawndaleres]

I am currently studying gentrification and I am wondering if it is happening in my city, in Lawndale. Recently, an old park down the street just got revovated. Also, a new shoe store just opened up too near the off ramp next to the 405 (and it is far more modern than the other stores). In addition, a house is going up for rent and its going for about 2,400 dollars, and that seems pricey.

[Tlaneloli]

They're extending Expo Line to Santa Monica soon, so I expect it. It'll be a shame if it really negatively affects the center of SoCal's black community. I mean in Baldwin Hills they can afford it, but bona fide Crenshaw? I worry.