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11/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
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21/31/2019Montgomery County Trends Since 1990
Goals of the Report• Provide context for General Plan Update by looking at existing
conditions of population, housing and employment
• Answer the question: “What has changed since the 1993 General Plan refinement?”
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31/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
Population Trends
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41/31/2019Montgomery County Trends Since 1990
Population Size and Growth
1990: 765,500 +293,300
2017: 1,058,800
38% population increase since 1990
Slower growth of mature, developed county
Figure 2
Most populous county in Maryland
Decreasing gain and rate of growth since 1990
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51/31/2019Montgomery County Trends Since 1990
Sources of Population Growth: Natural increase from 1990 to 2016
• Major component of population growth
Net addition of 205,400 people Averaged 7,900 people per year
• Increased racial and ethnic diversity Births to women of color increased
from 40% to 66% of all births
Figure 4
Natural Increase, 1960-2016
13,066
7,284
5,782
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61/31/2019Montgomery County Trends Since 1990
Sources of Population Growth: Net migration contributes to population growth
Annual Net Domestic and International Migration 1990-2016
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016
Figure 3
Average # of people per
year:+ 8,730
-5,400
Net addition of 90,000 people Average of 3,330 people per year International migration offsets typically net domestic out-migration
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71/31/2019Montgomery County Trends Since 1990
Location of Population Growth
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81/31/2019Montgomery County Trends Since 1990
More Diverse
• Increasing foreign-born population • Greater racial & ethnic diversity
Figure 5
1990: 141,166 +293,300 (59%)
2016: 344,645
2016
Country of Origin
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91/31/2019Montgomery County Trends Since 1990
Location of Racial and Ethnic Changes from 1990 to 2016
or African American
Map 5
+143,718258%
+93,271153%
+96,258108%
-83,987-15%
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101/31/2019Montgomery County Trends Since 1990
Increasing Racial and Ethnic Diversity
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111/31/2019Montgomery County Trends Since 1990
Increasingly Older Population
Aging baby boom generation: 1990: ages 26 to 44 2016: ages 52 to 70 Increased median age from 33.9 years
in 1990 to 39 in 2016 Forecasted to increase 65+ population
from 14% in 2016 to 21% in 2040
19% of residents are young adults age 20 to 34 in 2016
23% of the population are children <18, in 2016
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121/31/2019Montgomery County Trends Since 1990
Gains in Educational Attainment
Highly educated adult residents: 59% have B.A. degrees compared to 50% in region
Gains in graduate and professional degrees from 23% in 1990 to 32% in 2016
Concentration of advanced degrees 5th in U.S.
High levels of educational attainment correlated with management, business and science jobs and high median income households
Figure 11
Educational Attainment of Adults Age 25+
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131/31/2019Montgomery County Trends Since 1990
Household Income Lost Ground after Peaking in 2007
Figure 12
Median household income In 2016 constant $
2016 median income ranks 17th among counties across the nation
1989 and 2016 median household incomes are within the margin or error
Median household income has not regained lost income after peaking before the 2007-2009 recession
Incomes in Howard, Fairfax, and Alexandria are also down 4-6% since 2007
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141/31/2019Montgomery County Trends Since 1990
Change in Household Income
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151/31/2019Montgomery County Trends Since 1990
Types of Households Stabilize after 1990
Figure 15
Wider variety of household types since 1960, but distribution relatively stable since 1990
Since 1990, married-couples with children < 18 are less common than: Married-couples with NO children < 18 Non-family households
Non-family households are the most common household type since 2000.
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161/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
Housing Trends
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171/31/2019Montgomery County Trends since 1990
Housing Unit Growth by Type
Sources: 1990 U.S. Census; 2016 American Community Survey, 1-year estimate, U.S. Census Bureau.
• 32% in Overall Growth
• Growth Slowing
• Large, multi-family buildings grew the fastest
Figure: 20
55%
29%
46%
18%
32%
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181/31/2019Montgomery County Trends Since 1990
Housing Unit Change in
Density Since 1990
Most growth seen along Metro lines and major transportation
corridors
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191/31/2019Montgomery County Trends Since 1990
Age of Homeowners
Source:1990-2010 Census, 2016 American Community Survey, 1-year estimate U.S. Census Bureau.
• Increase in 55+ homeowners
• Decrease in the number of younger homeowners
• Demand shifts • Population changes• Affordability• Product diversity
Figure: 23
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201/31/2019Montgomery County Trends Since 1990
Housing Demolitions
• 4,400 demolition permits issued for single-family homes since 1990
• 150 tear-downs per year, on average
• Mostly in Bethesda
• 6 multi-family buildings were torn down or redeveloped since 1990• 756 units were demolished• 1,784 units added• 1,028 units yielded from
redevelopment
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211/31/2019Montgomery County Trends Since 1990
Housing Market: Sales & Rentals (adj. for inflation)
Change in Average Sale Value Change in Average Rent per sq. ft.
Figure: 25Figure: 31
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221/31/2019Montgomery County Trends Since 1990
Affordability & Demand Factors
Change in Cost Burden Over Time Change in Number of MPDUs Over Time
Figure: 32Figure: 33
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231/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
Employment Trends
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241/31/2019Montgomery County Trends Since 1990
A large workforce lives here
Nearly 600,000 in 2016 – 2nd largest regionally – grew 31%
Most (60%) work inside the county
They (still) primarily drive to work
They commute 6 min longer on average
Aging residents remain in the workforce
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251/31/2019Montgomery County Trends Since 1990
Commuters who live here primarily drive to work
Figure 46
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261/31/2019Montgomery County Trends Since 1990
Split of public/private workers has been stable
68-73% private sector
13-15% federal government
8% state/local government
6-7% self-employed
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271/31/2019Montgomery County Trends Since 1990
2 top industries employ 40% of residentsFigure 42
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281/31/2019Montgomery County Trends Since 1990
Jobs located in the county have:Remained constant by sector breakdown
Been concentrated in 2 industriesProfessional, scientific and technical services (the largest at 65,000)
Health care and social assistance (grew the fastest at 111%)
81% private sector10% federal government9% local government
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291/31/2019Montgomery County Trends Since 1990
Health care and social assistancegrowth outpaced other industries
Health Care and Social AssistanceFigure 56
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301/31/2019Montgomery County Trends Since 1990
Retail and construction jobs are decliningRetail Jobs Construction Jobs
Figure 57 Figure 58
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311/31/2019Montgomery County Trends Since 1990
Private sector: professional services wages grew mostFigure 62
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321/31/2019Montgomery County Trends Since 1990
Federal jobs have paid the most on average
Figure 61
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331/31/2019Montgomery County Trends since 1990
Commercial Growth from 1990-2017
Total commercial inventory grew by 22 million sq. ft.
Figure: 63
Total Square Feet
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341/31/2019Montgomery County Trends since 1990
Commercial Growth Slowing Down Figure: 64
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351/31/2019Montgomery County Trends Since 1990
Regional overview:• Commercial growth
was consistent & healthy
• MoCo competitive with other inner ring counties
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361/31/2019Montgomery County Trends Since 1990
Office MarketFigure: 69
• Exists mostly along the I-270 corridor
• Class A accounts for 90% of growth
• Increasing vacancies indicate growing surplus
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371/31/2019Montgomery County Trends Since 1990
Retail & Industrial Markets• 76% of retail space is Class A or B
• Growth from 38.5 million square feet to just over 40 million
• Location and competitiveness of retail market has changed very little since the 1990s
• Types, mixes, uses and physical demands for retail space are changing rapidly
• Industrial/logistics markets on the rise
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381/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
Conclusion and Next Steps
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391/31/2019Montgomery County Trends Since 1990
Implications for General Plan Update• Increasing diversity
• Population
• Housing
• Aging demographics
• Incomes haven’t kept up with costs
• Employment stable, but challenges remain
• Need to shift from greenfield to infill
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401/31/2019Montgomery County Trends Since 1990
Montgomery County Trends:A Look at People, Housing and Jobs Since 1990
Montgomery Planning Research and Special Projects Division 1/31/2019Agenda item #5Report Briefing
Apendix
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411/31/2019Montgomery County Trends Since 1990
Gains in median incomes varies by subgroups
Median income change between 1989 and 2016 Gains in NH white & Asian households No change in Hispanic & African Am. households
Income compared to non-Hispanic white households Asian: 83% Hispanic: 57% African Am.: 57%
1989 (2016$) 2016 Change % Change
All households $101,123 $99,763Race and Hispanic origin: Non-Hispanic White $108,842 $122,291 $13,449 12.4% Asian $95,696 $101,830 $6,134 6.4% Hispanic $72,319 $70,100 Black or African Am. $73,356 $69,313
No difference
No differenceNo difference
Median Household Income by Race and Hispanic Origin
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421/31/2019Montgomery County Trends Since 1990
Gains in median incomes varies by subgroups
Median income change between 1989 and 2016 Gains in owner-occupied & family households No change in renter & non-family households
Income compared by tenure and family type Non-family: 50% of family income Renter: 48% of owner-occupied income
1989 (2016$) 2016 Change % Change
All households $101,123 $99,763Tenure:Owner-occupied $120,815 $128,614 $7,799 6.5%Renter-occupied $63,625 $62,268Family Type:Family $115,891 $120,827 $4,936 4.3%Non-Family $67,044 $60,089
Median Household Income by Tenure and Family Type
No difference
No difference
No difference