Gentrification in East Dallas is happening, there’s no way around it. Chances are that the most you know about Dallas’ Mount Auburn neighborhood is that it’s the home of Kalachandji’s, the local Hare Krishna temple’s long-popular vegetarian restaurant.
But historic Mount Auburn, just north of Interstate 30 and west of Samuell-Grand Park, is one of the last stable working-class enclaves in the inner city. It’s in a prime spot: a few minutes from downtown and even closer to White Rock Lake, Lakewood and Deep Ellum.
It’s also a sitting duck for gentrification. The turning over of this neighborhood is inevitable — and a good thing. Cities either evolve or they die, simple as that.
In recent weeks, sleek contemporary homes have sprouted up alongside much older frame cottages. Dozens of newly scraped lots advertise that more construction is coming. Developers are mailing handwritten letters and knocking on doors throughout the neighborhood with offers to buy out homeowners.
This is the next frontier in a housing market where land costs in desirable neighborhoods are outrageous. It’s just a matter of time before the price the builders are willing to pony up entices folks to take the money and run.
Just beyond Mount Auburn sits the Hollywood/Santa Monica neighborhood, a conservation district with stone-embellished Tudor homes. Head north from there and the houses only get more expensive into Lakewood and the M Streets.
Conrad Homes is among the builders that have slipped into Mount Auburn, transforming a block of Cameron Avenue with six homes at various stages of construction. Priced around $675,000, these are four-bedroom, three-bath, 2,600-square-foot homes.
Listing agent Brandon Travelstead says he’s looking for adventurous individuals willing to take a risk for a potentially big payback. The same houses would cost at least another $150,000 if they were located a bit to the north. But Travelstead acknowledges, “There’s a little hesitation among potential buyers because of the street and location.”
Dallas Gentrification Maps and Data
To assess how gentrification has reshaped urban neighborhoods, Governing analyzed demographic data for the nation’s 50 most populous cities. Changes in several measures, described below, were calculated for each city’s Census tracts and compared to others throughout metro areas. While the methodology is similar to prior research on the subject, no universally accepted definition of gentrification exists.
Gentrification remains rare nationally. It did, however, greatly accelerate in many cities over the past decade. The following table summarizes the extent to which neighborhoods in Dallas gentrified:
|Share of Eligible Tracts Gentrifying||Tracts Gentrifying||Did Not Gentrify||Not Eligible to Gentrify||Total Census Tracts|
Gentrifying Census Tracts: These lower-income Census tracts experienced significant growth in both home values and educational attainment. To be eligible to gentrify, a tract’s median household income and median home value needed to fall within the bottom 40th percentile of all tracts within a metro area at the beginning of the decade. Tracts considered to have gentrified recorded increases in the top third percentile for both inflation-adjusted median home values and percentage of adults with bachelors’ degrees.
Tracts Not Gentrifying: These Census tracts met eligibility criteria but did not experience enough growth in educational attainment and median home values relative to other tracts within a metro area to have gentrified.
Not Eligible Tracts: These tracts, typically middle and upper-income neighborhoods, did not meet the initial criteria for gentrification. To be eligible to gentrify, a tract’s median household income and median home value both needed to be in the bottom 40th percentile of all tracts within a metro area at the start of a decade. Tracts with less than 500 residents or missing data were also considered not eligible.
- Read Governing’s national gentrification report
- Complete methodology
- Gentrification data for other cities
- Read Governing‘s gentrification coverage
Dallas Gentrification Map: 2000 Census – Present
Click a tract to display its demographic data:
Population: 9,353 (+694)
Median Home Value: $71,700 (-6%)
Bachelor’s Degrees: 5.6% of adults
(5.1% had bachelor’s degrees in 2000)
Median Household Income: $40,793
Dallas Gentrification Map: 1990 Census – 2000 Census
Map Data Definitions
Gentrification Status: See summary above.
Median Home Value: Estimates are shown for owner-occupied housing units in 2013 dollars for recent data and 1999 dollars for 2000 Census data. Percentage changes in home values reflect adjustments for inflation.
Bachelor’s Degrees: The share of the population age 25 and older who report holding bachelor’s degrees.
Median Household Income: Values shown in 2013 dollars for recent data and 1999 dollars for 2000 Census data.