Quote:
Originally Posted by ExiledFlamesFan
You're absolutely correct. Calgary is a very safe and wealthy city. However, Forrest Lawn has a few bad things going against it.
First is Deerfoot trail. Deerfoot is such a physical and psychological barrier in Calgary. Anything east of Deerfoot is discounted. Even though Forrest Lawn is relatively close in distance to downtown, Deerfoot plays a big part of that disconnect.
Second is demographics. The median income of Forrest lawn is half that of the city of Calgary and about 40% of those living in Forrest Lawn don't even have a HS diploma(according to the 2006 census). In this day and age that stat is almost unbelievable, especially when we live in a very highly educated city in one of the most-if not the most- educated countries in the world.
In biggish cities like Calgary, there will always be a area for the lower class, and in Calgary this is Forrest Lawn. I can't see this changing in my lifetime.
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I think for the location reason alone it will start to change soon. You have already seen it in Mayland Heights & Radison. The infills/gut jobs have started.
IMO in the next 20 years or so. We will see an increase of visible minorities in the East north of 16th Ave. (already sitting at near 50% in many communities, but I think it will still go up). And I think you will see the consentration of "low income" white families moving south, remaining close to the industrial parks but fallowing lower property values. Sorry Riverbend/Douglas Glen, I'm talking about you.
It will happen because you can bad mouth Forest lawn all you want but people working in office towers downtown with paid for parking stalls will want a 15 minute drive and yard for their kids. And Forest Lawn will be the most affordable place to get it.
Values will go up, "those" people will stop coming in.