Filtering: How To Get Growth Without Gentrification

A blog about business and economics.
Dec. 11 2012 9:55 AM

Filtering: How To Get Growth Without Gentrification

In response to my claim that they should let people build more housing units in the trendy, expensive parts of Brooklyn so more people could afford to live there, I heard that all the new construction would just be luxury units anyway.

For starters, I think people can exaggerate that. The bias toward luxury construction in high-cost urban areas is likely, in part, a result of restrictions on new building rather than a good reason to keep them in place. Think about other major classes of widely owned durable goods like cars and refrigerators. Obviously luxury cars and Sub-Zero fridges are a real thing. But the bulk of new car and new fridge production is targeted at a mass middle-class customer base simply because there are more customers there. But if you made the refrigerator industry abide by tight production quotas, all that mass market fridge building would vanish and everyone would make super-expensive high-end fridges. Middle class people would face a crisis of fridge affordability and need to subsist on used luxury fridges, very small fridges, or make substantial financial sacrifices in order to get a decent-sized properly functioning fridge. The Japanese auto industry did in fact face import quotas to the United States in the 1980s, which was the impetus for Honda and Toyota to develop the Accura and Lexus luxury sub-brands. So in a real luxury free-for-all, I think you'd see more business incentive to target the middle class customer base in housing just as you see in durable goods.

But there's also the issue of "filtering" that I learned from a smart Stephen Smith column. Those of us who've been living on the East Coast are all familiar with "gentrification" where rich people buy up old houses in now-cool neighborhoods and invest in renovating them. Filtering is essentially gentrification in reverse.

Advertisement

If a ton of new luxury apartments get constructed in a city, then at least some of their residents will be abandonning homes in other structures elsewhere in the area. Those homes are now free to be occupied by some less-rich people. And over time newer even more luxurious buildings will come on the market and yesterday's new luxury construction will age and filter down the socioeconomic ladder. When you see the gentrification trend outpacing the filtering trend, with higher-income families replacing lower-income families and lower-income families moving to worse-and-worse locations, that's a consequence of excessive restriction on new construction. In a healthy regulatory climate you should see more filtering than gentrification, lower-income familes moving into houses that have been abandoned by the rich as rich people move into fancier and fancier new buildings. Of course in the worst case scenario you get filtering without construction—"white flight" and the like—as affluent families simply leave the area and your tax base collapses.

Matthew Yglesias is the executive editor of Vox and author of The Rent Is Too Damn High.

TODAY IN SLATE

Foreigners

More Than Scottish Pride

Scotland’s referendum isn’t about nationalism. It’s about a system that failed, and a new generation looking to take a chance on itself. 

Yes, Black Families Tend to Spank More. That Doesn’t Mean It’s Good for Black Kids.

Why Greenland’s “Dark Snow” Should Worry You

If You’re Outraged by the NFL, Follow This Satirical Blowhard on Twitter

The Best Way to Organize Your Fridge

Politics

The GOP’s Focus on Fake Problems

Why candidates like Scott Walker are building campaigns on drug tests for the poor and voter ID laws.

Sports Nut

Giving Up on Goodell

How the NFL lost the trust of its most loyal reporters.

Is It Worth Paying Full Price for the iPhone 6 to Keep Your Unlimited Data Plan? We Crunch the Numbers.

Farewell! Emily Bazelon on What She Will Miss About Slate.

  News & Politics
Weigel
Sept. 16 2014 7:03 PM Kansas Secretary of State Loses Battle to Protect Senator From Tough Race
  Business
Moneybox
Sept. 16 2014 4:16 PM The iPhone 6 Marks a Fresh Chance for Wireless Carriers to Kill Your Unlimited Data
  Life
The Eye
Sept. 16 2014 12:20 PM These Outdoor Cat Shelters Have More Style Than the Average Home
  Double X
The XX Factor
Sept. 15 2014 3:31 PM My Year As an Abortion Doula
  Slate Plus
Slate Plus Video
Sept. 16 2014 2:06 PM A Farewell From Emily Bazelon The former senior editor talks about her very first Slate pitch and says goodbye to the magazine.
  Arts
Brow Beat
Sept. 16 2014 6:23 PM Bryan Cranston Reenacts Baseball’s Best Moments to Promote the Upcoming Postseason
  Technology
Future Tense
Sept. 16 2014 6:40 PM This iPhone 6 Feature Will Change Weather Forecasting
  Health & Science
Science
Sept. 16 2014 4:09 PM It’s All Connected What links creativity, conspiracy theories, and delusions? A phenomenon called apophenia.
  Sports
Sports Nut
Sept. 15 2014 9:05 PM Giving Up on Goodell How the NFL lost the trust of its most loyal reporters.