What Happened To Hickory Hill??? (Memphis, Germantown: apartment complexes, renter, condo)

[Darkseid]

Originally Posted by Mopac1980

I have heard stories that the Hickory Hill was once a nice middle to upper class area up until when they've annexed the area into the Memphis city limits

That is correct. It wasn't so much the annexation as it was the fact that the Memphis Housing Authority "dumped" many former residents of the housing projects in that area. (see my post above)

[SippiStateBulldogs]

This topic has been beaten to death. Go through the forum mopac1980 and search Hickory Hill and you will see this topic has been covered too many times already. To answer your question the 38115 zip code portion is not so great while the 38141 zip code part is fiine. I have a professional job and live in the 38141 part but I do some shopping and errands in the 38115 part on occassion. I do not fear getting shot or being robbed. Then again I do not do stupid things that would make me target or walk around looking like a mark ready to get robbed. Also I am African-American and I do not fear my own people and I know which ones to avoid. Also the qoute above about the Southwind area going down hill is absurd. 38125 zip code has a median family income of $72,587, only 7.7% on food stamps, close to 40% have college degrees etc... Oh I forgot it is 75% Black so that means it is ghetto and on a downward spiral. Then when Blacks start moving to Collierville, Bartlett, and Lakeland in mass (it's going to happen so if that scares you you might as well move to Oakland, TN or Tipton county) what are you going to do. Lol. If you think the Southwind area near hacks cross and 38125 zip code and Cordova and the 38141 zip code are ghetto you have one of two problems. Either you need to be on medication or your racist. The statistics do not back up labeling these areas as ghetto.

[SippiStateBulldogs]

Originally Posted by bickyb

Some people automatically equate having a large black population as being ghetto. That may be true in some cities and it might be true to a large extent around Hickory Hill for sure.

For me, the whole area is bad. Even parts of Midtown in a 3 block direction you can be in a ghetto/next to 600k houses ! which is quite amazing and I would never live in a section like that.

Bad areas ? hell, all over, like around Ross and the old mall even going east past Kirby. The nasty stuff is even encroaching all around Hacks/Win ! The nasty stuff is also present and gaining in and around Cordova in several places ! but definitely it's already appearing even around the FedEx area and Southwind too. I believe that within 3 years the whole Winchester corridor will be ghetto to the Collierville limit, so will the area around wolfchase mall

Could you define nasty stuff?

[eastmemphisguy]

I can't speak for anybody else, but the old BestBuy and KMart shopping center at the corner of Riverdale and Winchester certainly qualifies as nasty in my book.

[Tigertate]

Originally Posted by bickyb

Some people automatically equate having a large black population as being ghetto. That may be true in some cities and it might be true to a large extent around Hickory Hill for sure.

For me, the whole area is bad. Even parts of Midtown in a 3 block direction you can be in a ghetto/next to 600k houses ! which is quite amazing and I would never live in a section like that.

Bad areas ? hell, all over, like around Ross and the old mall even going east past Kirby. The nasty stuff is even encroaching all around Hacks/Win ! The nasty stuff is also present and gaining in and around Cordova in several places ! but definitely it's already appearing even around the FedEx area and Southwind too. I believe that within 3 years the whole Winchester corridor will be ghetto to the Collierville limit, so will the area around wolfchase mall

You are generalizing and really do not know what you are talking about. You start your comment talking about people thinking any area with a large black population is bad and then display the same behavior. The only thing that would make one think the areas you are talking about bad is the perception that since a large population of black people are there, it must be bad. Those areas (Hacks Cross/Winchester and Cordova) are nice areas overall. There is little crime in those areas and several nice homes and good neighborhoods. There just happens to be several middle class black people living there, which makes the area bad in some people's mind. An area is not a ghetto just because it is no longer lilly white. Those areas will be mostly the same in 3 years. People have been saying what you are saying about Cordova for over a decade and the area is still doing pretty well. Just becase you want your perception to become reality does not mean it is going to happen. Those areas are very similar to Bartlett and Desoto County in terms of property value, crime, and income. Would you say Bartlet and DC are going to be bad areas in 3 years?

[Tigertate]

Originally Posted by MissStateDawg

Could you define nasty stuff?

I think you know what he or she means. It just seems to be the way a lot of people in this region think. Once an area reaches that magic 30% or more black population figure you start hearing the "Ohh, that is a bad or declining area" comments.

[Tigertate]

Originally Posted by MissStateDawg

Could you define nasty stuff?

Well the shopping center at the corner of Winchester and Hacks Cross is nothing like that one. All the businesses on Winchester moved near or east of 385. The only thing that makes the shopping center at Riverdale "nasty" is the fact that all the buildings are vacant. Its not like there is huge crime in that shopping center, its just that everything moved east.

[TheKernel91]

Originally Posted by eastmemphisguy

I can't speak for anybody else, but the old BestBuy and KMart shopping center at the corner of Riverdale and Winchester certainly qualifies as nasty in my book.

Actually in that area in past year and a half it looks better . You have Planet Fitness , Viteanan food (some international grocery store), Goodwill, a tenneseee cosmetology school being built ground up, smoothie king opening, Prîve (restaurant I guess) and few more places all opened up in that time frame. So that in itself tells me the area isn't so bad with business coming in shop .

[SippiStateBulldogs]

30% does seem to be the magic threshold.

[Carlito Brigante]

Originally Posted by MissStateDawg

30% does seem to be the magic threshold.

LOL, yeah it does. I wonder how that got to be the magic number?