The Central West End neighborhood in St. Louis experienced a period of decline from the 1970s but has since bounced back. It transitioned from a population loss and high vacancy rates to a stable population, low vacancy rates, and increasing housing values. While the neighborhood exhibits characteristics of gentrification like rising incomes and a younger population, it has maintained more racial and economic diversity than typical gentrified neighborhoods. The recovery was driven by private and public investments as well as community organizations focused on livability.

1. Central West End Story: How a Walkable, Diverse
Neighborhood Bounced Back from Decline
Todd Swanstrom,
Des Lee Professor of Community Collaboration and Public Policy
Administration, UMSL
With the assistance of Will Winter and Derrick Redhead, UMSL
Bold Community Visions
Livable St. Louis Conference 2012
October 26, 2012

2. Questions
1. How has the CWE changed over time (upward
or downward trajectory)?
2. How does the CWE compare to the City of St.
Louis (convergence or divergence)?
3. Is the CWE a classic case of “gentrification?
4. What were the main forces shaping the
development of the CWE (private
market, public policies, civil society)?

3. Mapping Change: Census Tracts and the CWE

4. Change in Population by Census Year: 1970-2010*
120
100
80
Central West End
60 St. Louis City
40
20
0
1970 1980 1990 2000 2010
* 1970 = 100 US Census Bureau

5. Change in Number of Households by Census Year: 1970-2010*
120
100
80
Central West End
60 St. Louis City
40
20
0
1970 1980 1990 2000 2010
US Census Bureau
* 1970 = 100

6. Vacant Housing Units as a Percent of All Units: 1970-2010
25%
20%
15%
Central West End
St. Louis City
10%
5%
Source: US Census Bureau
0%
1970 1980 1990 2000 2010

7. Change in Median Housing Values: 1970-2010
$300,000
$250,000
$200,000
Central West End
St. Louis City
$150,000
$100,000
$50,000
Source: US Census Bureau
$0
1970 1980 1990 2000 2010

8. Average (Gross) Monthly Rent in 2011 Dollars: 1970-2010
$900
$800
$700
$600
$500 Central West End
St. Louis City
$400
$300
$200
Sources: US Census Bureau &
$100 Bureau of Labor Statistics
$0
1970 1980 1990 2000 2010

11. Is the CWE a classic case of
“gentrification?
1. Average income goes up as “gentry” (YUPPIES) move
in.
2. Average family size decreases (more young singles and
“empty nesters”).
3. Low-income, working class, and minority residents are
displaced by rising rents and house prices.
4. A heterogeneous neighborhood is transformed into a
homogenous community with a suburban cultural
feel.

12. Average Family Incomes in 2011 Dollars: 1970-2010
$100,000
$90,000
$80,000
$70,000
$60,000
Central West End
St. Louis City
$50,000
$40,000
$30,000
$20,000
$10,000
Sources: US Census Bureau &
Bureau of Labor Statistics
$0
1970 1980 1990 2000 2010

13. Percent of Families Living in Poverty: 1970-2010
25%
20%
15%
Central West End
St. Louis City
10%
5%
0%
1970 1980 1990 2000 2010
US Census Bureau

14. Nonfamily Households as Percent of all Households: 1980-2010
80%
70%
60%
50%
Central West End
St. Louis City
40%
30%
20%
10%
0% US Census Bureau
1980 1990 2000 2010

15. Distribution of Population by Age: Central West End vs St. Louis City 1970
60.0%
50.0%
40.0%
Central West End
St. Louis City
30.0%
20.0%
10.0%
0.0%
Under 18 years 18 to 34 years 35 to 64 years 65 and over Source: US Census Bureau

16. Distribution of Population by Age: Central West End vs St. Louis City 2010
60.00%
50.00%
40.00%
Central West End
30.00% St. Louis City
20.00%
10.00%
0.00%
Under 18 years 18 to 34 years 35 to 64 years 65 and over Source: US Census Bureau

17. Population by Race in the Central West End: 1970-2010
20,000
18,000
16,000
14,000
12,000 White
Black
10,000 Hispanic & Latino
8,000
6,000
4,000
2,000
Source: US Census Bureau
-
1970 1980 1990 2000 2010

18. CWE has all the characteristics of
a gentrified neighborhood …
…but…
It is still racially and
economically diverse.

19. Racial/Ethnic Com
3%
11%
White
African American
28%
Asian
58% Other