New City at Ten:
Demographic and
Economic Change
in Sandy Springs,
Georgia a Decade
after Incorporation
William M. Hartnett
Wednesday, May 4, 2016
Esri Southeast User Conference
Summary
1
Topic
Sandy Springs, the first newly incorporated
municipality in Fulton County in almost 80 years
Research Question
What demographic and economic changes have
taken place since incorporation?
Goal
Profile of demographic and economic change in
Sandy Springs, a baseline for further study of the
effects of new city formation
Overview
2
Background
What led Sandy Springs to incorporation,
review of scholarship
Methods
Focus, data sources, and analytical approach
Results
Changes in race, ethnicity, income, and wealth
Conclusion
Review, looking ahead, and questions
Overview
2
Background
What led Sandy Springs to incorporation,
review of scholarship
Methods
Focus, data sources, and analytical approach
Results
Changes in race, ethnicity, income, and wealth
Conclusion
Review, looking ahead, and questions
Overview
2
Background
What led Sandy Springs to incorporation,
review of scholarship
Methods
Focus, data sources, and analytical approach
Results
Changes in race, ethnicity, income, and wealth
Conclusion
Review, looking ahead, and questions
Overview
2
Background
What led Sandy Springs to incorporation,
review of scholarship
Methods
Focus, data sources, and analytical approach
Results
Changes in race, ethnicity, income, and wealth
Conclusion
Review, looking ahead, and questions
Background
3
Sandy Springs
 Population: 100,000
 Area: 38 square miles
 Incorporated 2005
Fulton County
 Population: 1 million
 Area: 527 square miles
 Borders result of 1932 merger with
two neighboring counties
Background
3
Sandy Springs
 Population: 100,000
 Area: 38 square miles
 Incorporated 2005
Fulton County
 Population: 1 million
 Area: 527 square miles
 Borders result of 1932 merger with
two neighboring counties
Background
4
Political Divide
North Fulton
 Obama: 36%
 Romney: 62%
South Fulton
 Obama: 81%
 Romney: 18%
Background
5
Demographic Divide
North Fulton
 Black: 14%
 White: 62%
South Fulton
 Black: 62%
 White: 27%
Background
6
North Fulton
 No unincorporated areas
 Alpharetta, incorporated 1858
 Johns Creek, 2006
 Milton, 2006
 Mountain Park, 1927
 Roswell, 1854
 Sandy Springs, 2005
Background
1965 Atlanta Annexation Effort
 Dilute growing influence of Atlanta’s black electorate
 Reaction at times overtly racist, typical of white-flight era
1970s Fulton County Conflict
 Unresponsive to concerns such as zoning
 Redistributive tax policies to subsidize south Fulton
1975-2005 Incorporation Fight
 30-year political stalemate in Georgia General Assembly
 94% approve June 2005 referendum, formed Dec. 2005
7
Background
1965 Atlanta Annexation Effort
 Dilute growing influence of Atlanta’s black electorate
 Reaction at times overtly racist, typical of white-flight era
1970s Fulton County Conflict
 Unresponsive to concerns such as zoning
 Redistributive tax policies to subsidize south Fulton
1975-2005 Incorporation Fight
 30-year political stalemate in Georgia General Assembly
 94% approve June 2005 referendum, formed Dec. 2005
7
Background
1965 Atlanta Annexation Effort
 Dilute growing influence of Atlanta’s black electorate
 Reaction at times overtly racist, typical of white-flight era
1970s Fulton County Conflict
 Unresponsive to concerns such as zoning
 Redistributive tax policies to subsidize south Fulton
1975-2005 Incorporation Fight
 30-year political stalemate in Georgia General Assembly
 94% approve June 2005 referendum, formed Dec. 2005
7
Research on New Cities
Newly Incorporated Municipalities (NIMs)
 Small body of scholarship by geographic researchers
 Focus on how, why, and where new cities are formed
 Absence of research on what effects incorporation has
Race and Income Homogeneity
 Leon-Moreta (2015) found pursuit of income homogeneity
had clearer effect on incorporation probability than race
 Cities form to avoid class diversity, redistributive tax policies
 Effects of race and class are not mutually exclusive
8
Research on New Cities
Newly Incorporated Municipalities (NIMs)
 Small body of scholarship by geographic researchers
 Focus on how, why, and where new cities are formed
 Absence of research on what effects incorporation has
Race and Income Homogeneity
 Leon-Moreta (2015) found pursuit of income homogeneity
had clearer effect on incorporation probability than race
 Cities form to avoid class diversity, redistributive tax policies
 Effects of race and class are not mutually exclusive
8
Methods
9
Primary Topics
 Race and ethnicity: More or less diverse or diversified
differently than surrounding communities? Segregation?
 Income: Increased economic homogeneity, inequality, or
class-based segregation?
Foundation in History and Research
 Mid-20th century roots of incorporation in Sandy Springs
were unquestionably racial in nature
 Latter-day issues of political representation and service
provision are inextricably linked to race and class
 NIMs scholarship highlights pursuit of income uniformity
Methods
9
Primary Topics
 Race and ethnicity: More or less diverse or diversified
differently than surrounding communities? Segregation?
 Income: Increased economic homogeneity, inequality, or
class-based segregation?
Foundation in History and Research
 Mid-20th century roots of incorporation in Sandy Springs
were unquestionably racial in nature
 Latter-day issues of political representation and service
provision are inextricably linked to race and class
 NIMs scholarship highlights pursuit of income uniformity
Methods
10
Data Sources
 U.S. Census Bureau
 2000 and 2010 decennial censuses
 American Community Survey 5-year estimates
 Geographic boundary data
 Multi-agency Fulton County geospatial data portal
Methods
11
Dissimilarity Index
 Most common measure of residential segregation
 Quantifies % of a group that would have to move for each
sub-area measured to have same proportion as overall area
 Evenness not dependent on relative size of groups compared
Isolation Index
 Very common measure of residential segregation
 Measures extent to which a group is exposed only to one
another, rather than to members of other groups
 Exposure is dependent on relative size of groups compared
Methods
11
Dissimilarity Index
 Most common measure of residential segregation
 Quantifies % of a group that would have to move for each
sub-area measured to have same proportion as overall area
 Evenness not dependent on relative size of groups compared
Isolation Index
 Very common measure of residential segregation
 Measures extent to which a group is exposed only to one
another, rather than to members of other groups
 Exposure is dependent on relative size of groups compared
Methods
12
Quintile Shares
 Comparison of aggregate proportion of household income
received by each fifth of the income distribution
 Consistently measures earnings distribution across time
Percentile Limit Ratios
 Comparison of income at selected percentiles, such as the
household at the 80th percentile to household at 20th
Gini Coefficient
 Most common measure of income inequality
 High median income and low Gini, uniformly high earnings
Methods
12
Quintile Shares
 Comparison of aggregate proportion of household income
received by each fifth of the income distribution
 Consistently measures earnings distribution across time
Percentile Limit Ratios
 Comparison of income at selected percentiles, such as the
household at the 80th percentile to household at 20th
Gini Coefficient
 Most common measure of income inequality
 High median income and low Gini, uniformly high earnings
Methods
12
Quintile Shares
 Comparison of aggregate proportion of household income
received by each fifth of the income distribution
 Consistently measures earnings distribution across time
Percentile Limit Ratios
 Comparison of income at selected percentiles, such as the
household at the 80th percentile to household at 20th
Gini Coefficient
 Most common measure of income inequality
Results
13
100,000
Race and Ethnicity
90,000
80,000
70,000
 Population and diversity growing steadily
60,000
50,000
40,000
Other
30,000
Asian
20,000
Hispanic
Black
10,000
White
0
2000
2005- 2006- 2007- 2008- 2009- 20102009 2010 2011 2012 2013 2014
 43% of population is non-white
 African Americans accounted for 78% of
total population growth
White Population Decline
90%
80%
 73% to 57% from 2000 to 2010-2014
70%
60%
 Shrank by about 6,000, or 10%
50%
40%
30%
20%
Fulton County
10%
Sandy Springs
0%
2000
20052009
20062010
20072011
20082012
20092013
20102014
 Proportionally smaller than in other north
Fulton cities
Results
13
100,000
Race and Ethnicity
90,000
80,000
70,000
 Population and diversity growing steadily
60,000
50,000
40,000
Other
30,000
Asian
20,000
Hispanic
Black
10,000
White
0
2000
2005- 2006- 2007- 2008- 2009- 20102009 2010 2011 2012 2013 2014
 43% of population is non-white
 African Americans accounted for 78% of
total population growth
White Population Decline
90%
80%
 73% to 57% from 2000 to 2010-2014
70%
60%
 Shrank by about 6,000, or 10%
50%
40%
30%
20%
Fulton County
10%
Sandy Springs
0%
2000
20052009
20062010
20072011
20082012
20092013
20102014
 Proportionally smaller than in other north
Fulton cities
Results
14
12,000
10,000
8,000
6,000
White
Black
Hispanic
Asian
Other
Black Population Growth
 Grew 107% from 2000 to 2010-2014
4,000
2,000
 From 10,000 to 21,000
0
-2,000
-4,000
 Share of total from 12% to 21%
-6,000
-8,000
2000
20052009
20062010
20072011
20082012
20092013
20102014
120%
100%
80%
60%
 Hispanic up 4,200 and 49% from 2000 to
2010-2014
White
Black
Hispanic
Asian
Other
 Asian up 3,200 and 116% from 2000 to
2010-2014
40%
20%
0%
-20%
-40%
2000
Hispanic and Asian Growth
20052009
20062010
20072011
20082012
20092013
20102014
Results
14
12,000
10,000
8,000
6,000
White
Black
Hispanic
Asian
Other
Black Population Growth
 Grew 107% from 2000 to 2010-2014
4,000
2,000
 From 10,000 to 21,000
0
-2,000
-4,000
 Share of total from 12% to 21%
-6,000
-8,000
2000
20052009
20062010
20072011
20082012
20092013
20102014
120%
100%
80%
60%
 Hispanic up 4,200 and 49% from 2000 to
2010-2014
White
Black
Hispanic
Asian
Other
 Asian up 3,200 and 116% from 2000 to
2010-2014
40%
20%
0%
-20%
-40%
2000
Hispanic and Asian Growth
20052009
20062010
20072011
20082012
20092013
20102014
Results
14
12,000
10,000
8,000
6,000
White
Black
Hispanic
Asian
Other
Black Population Growth
 Grew 107% from 2000 to 2010-2014
4,000
2,000
 From 10,000 to 21,000
0
-2,000
-4,000
 Share of total from 12% to 21%
-6,000
-8,000
2000
20052009
20062010
20072011
20082012
20092013
20102014
120%
100%
80%
60%
 Hispanic up 4,200 and 49% from 2000 to
2010-2014
White
Black
Hispanic
Asian
Other
 Asian up 3,200 and 116% from 2000 to
2010-2014
40%
20%
0%
-20%
-40%
2000
Hispanic and Asian Growth
20052009
20062010
20072011
20082012
20092013
20102014
Results
15
Results
16
Results
17
Results
18
Results
Fulton
County
77
19
71
Fulton
County
71
Dissimilarity
62
48
Sandy
Springs
39
Sandy
Springs
38
 Lower but rising in Sandy Springs compared
to Fulton County as a whole
37
 Black to all others: 39 to 48, up 25%
 White to all others: 38 to 37, down 2%
2000
Fulton
County
80
2000
2010-2014
2010-2014
Isolation
Sandy
Springs
78
76
Fulton
County
76
67
66
39
2010-2014
 Black: 21 to 39, up 85%
 White: 78 to 66, down 15%
Sandy
Springs
21
2000
 Rising as black population increases
2000
2010-2014
Results
Fulton
County
77
19
71
Fulton
County
71
Dissimilarity
62
48
Sandy
Springs
39
Sandy
Springs
38
 Lower but rising in Sandy Springs compared
to Fulton County as a whole
37
 Black to all others: 39 to 48, up 25%
 White to all others: 38 to 37, down 2%
2000
Fulton
County
80
2000
2010-2014
2010-2014
Isolation
Sandy
Springs
78
76
Fulton
County
76
67
66
39
2010-2014
 Black: 21 to 39, up 85%
 White: 78 to 66, down 15%
Sandy
Springs
21
2000
 Rising as black population increases
2000
2010-2014
Results
Fulton
County
77
19
71
Fulton
County
71
Dissimilarity
62
48
Sandy
Springs
39
Sandy
Springs
38
 Lower but rising in Sandy Springs compared
to Fulton County as a whole
37
 Black to all others: 39 to 48, up 25%
 White to all others: 38 to 37, down 2%
2000
Fulton
County
80
2000
2010-2014
2010-2014
Isolation
Sandy
Springs
78
76
Fulton
County
76
67
66
39
2010-2014
 Black: 21 to 39, up 85%
 White: 78 to 66, down 15%
Sandy
Springs
21
2000
 Rising as black population increases
2000
2010-2014
Results
Fulton
County
77
19
71
Fulton
County
71
Dissimilarity
62
48
Sandy
Springs
39
Sandy
Springs
38
 Lower but rising in Sandy Springs compared
to Fulton County as a whole
37
 Black to all others: 39 to 48, up 25%
 White to all others: 38 to 37, down 2%
2000
Fulton
County
80
2000
2010-2014
2010-2014
Isolation
Sandy
Springs
78
76
Fulton
County
76
67
66
39
2010-2014
 Black: 21 to 39, up 85%
 White: 78 to 66, down 15%
Sandy
Springs
21
2000
 Rising as black population increases
2000
2010-2014
Results
20
$140,000
Median Household Income
$120,000
$100,000
 Down $22,000, or 26%, from 2000 to 20102014 after adjusting for inflation
$80,000
$60,000
 Lower in Sandy Springs than in other north
Fulton cities
$40,000
Sandy Springs
$20,000
Fulton County
$0
2000
20052009
20062010
20072011
20082012
20092013
20102014
100%
90%
Household Income by Race
 46% of white households made more than
$100,000 in 2010-2014
80%
70%
60%
50%
Over $150K
40%
$100K-$150K
30%
$75K-$100K
20%
$50K-$75K
10%
$25K-$50K
0%
Under $25K
White
Asian
Hispanic
Black
 8% of black households in same category
 60% of black households made less than
$50,000
Results
20
$140,000
Median Household Income
$120,000
$100,000
 Down $22,000, or 26%, from 2000 to 20102014 after adjusting for inflation
$80,000
$60,000
 Lower in Sandy Springs than in other north
Fulton cities
$40,000
Sandy Springs
$20,000
Fulton County
$0
2000
20052009
20062010
20072011
20082012
20092013
20102014
100%
90%
Household Income by Race
 46% of white households made more than
$100,000 in 2010-2014
80%
70%
60%
50%
Over $150K
40%
$100K-$150K
30%
$75K-$100K
20%
$50K-$75K
10%
$25K-$50K
0%
Under $25K
White
Asian
Hispanic
Black
 8% of black households in same category
 60% of black households made less than
$50,000
Results
21
$110,000
Median Income by Race
$100,000
$90,000
$80,000
 White-headed households in 2010-2014:
$88,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
White
Black
Asian
Hispanic
$0
2000
 Black-headed households: $40,000
20052009
20062010
20072011
20082012
20092013
20102014
Change in Income by Race
20%
10%
 White: Down 6% from 2000 to 2010-2014
after adjusting for inflation
0%
-10%
 Black: Down 37% from 2000 to 2010-2014
-20%
-30%
-40%
-50%
2000
 Black median 54% less than white
White
Black
Asian
Hispanic
20052009
20062010
20072011
20082012
20092013
20102014
Results
21
$110,000
Median Income by Race
$100,000
$90,000
$80,000
 White-headed households in 2010-2014:
$88,000
$70,000
$60,000
$50,000
$40,000
$30,000
$20,000
$10,000
White
Black
Asian
Hispanic
$0
2000
 Black-headed households: $40,000
20052009
20062010
20072011
20082012
20092013
20102014
Change in Income by Race
20%
10%
 White: Down 6% from 2000 to 2010-2014
after adjusting for inflation
0%
-10%
 Black: Down 37% from 2000 to 2010-2014
-20%
-30%
-40%
-50%
2000
 Black median 54% less than white
White
Black
Asian
Hispanic
20052009
20062010
20072011
20082012
20092013
20102014
Results
22
Results
23
7x
80th-20th Percentile Ratio
6x
5x
 20th percentile household income: $27,000
4x
3x
Sandy Springs
2x
Fulton County
1x
0x
2006-2010
2007-2011
2008-2012
2009-2013
2010-2014
10%
 80th percentile household income: $160,000
 21% higher than any other north Fulton city
 8% lower than Fulton County as a whole
Share of Income by Quintile
5%
 Highest quintile: 60% of total in 2010-2014
0%
-5%
 Up 4% since 2006-2010
-10%
 Lowest quintile: 2.4% of total in 2010-2014
-15%
-20%
Lowest
Second
Third
Fourth
Highest
Top 5
Percent
 Down 18% since 2006-2010
Results
23
7x
80th-20th Percentile Ratio
6x
5x
 20th percentile household income: $27,000
4x
3x
Sandy Springs
2x
Fulton County
1x
0x
2006-2010
2007-2011
2008-2012
2009-2013
2010-2014
10%
 80th percentile household income: $160,000
 21% higher than any other north Fulton city
 8% lower than Fulton County as a whole
Share of Income by Quintile
5%
 Highest quintile: 60% of total in 2010-2014
0%
-5%
 Up 4% since 2006-2010
-10%
 Lowest quintile: 2.4% of total in 2010-2014
-15%
-20%
Lowest
Second
Third
Fourth
Highest
Top 5
Percent
 Down 18% since 2006-2010
Results
24
10%
Poorest 20% Mean Income
5%
0%
 2006-2010: $18,000
-5%
-10%
 2010-2014: $13,500
-15%
-20%
Sandy Springs
-25%
Fulton County
-30%
2006-2010
2007-2011
 Down 25%
2008-2012
2009-2013
2010-2014
10%
Wealthiest 20% Mean Income
5%
0%
 2006-2010: $360,000
-5%
-10%
 2010-2014: $340,000
-15%
-20%
Sandy Springs
-25%
Fulton County
-30%
2006-2010
2007-2011
 Down 5%
2008-2012
2009-2013
2010-2014
Results
24
10%
Poorest 20% Mean Income
5%
0%
 2006-2010: $18,000
-5%
-10%
 2010-2014: $13,500
-15%
-20%
Sandy Springs
-25%
Fulton County
-30%
2006-2010
2007-2011
 Down 25%
2008-2012
2009-2013
2010-2014
10%
Wealthiest 20% Mean Income
5%
0%
 2006-2010: $360,000
-5%
-10%
 2010-2014: $340,000
-15%
-20%
Sandy Springs
-25%
Fulton County
-30%
2006-2010
2007-2011
 Down 5%
2008-2012
2009-2013
2010-2014
Results
25
50x
Poorest 20%-Richest 5% Ratio
45x
40x
35x
 Mean income of poorest 20% of households
in 2010-2014: $13,500
30x
25x
20x
 Mean income of richest 5% of households in
2010-2014: $640,000
15x
10x
5x
0x
2006-2010
Sandy Springs
Fulton County
2007-2011
2008-2012
2009-2013
2010-2014
 Richest 5% average 47x greater
35%
Sandy Springs
30%
Change in Ratio
Fulton County
25%
 Ratio in 2006-2010: 36x
20%
15%
 30% increase from 2006-2010 to 2010-2014
10%
5%
0%
-5%
2006-2010
2007-2011
2008-2012
2009-2013
2010-2014
Results
25
50x
Poorest 20%-Richest 5% Ratio
45x
40x
35x
 Mean income of poorest 20% of households
in 2010-2014: $13,500
30x
25x
20x
 Mean income of richest 5% of households in
2010-2014: $640,000
15x
10x
5x
0x
2006-2010
Sandy Springs
Fulton County
2007-2011
2008-2012
2009-2013
2010-2014
 Richest 5% average 47x greater
35%
Sandy Springs
30%
Change in Ratio
Fulton County
25%
 Ratio in 2006-2010: 36x
20%
15%
 30% increase from 2006-2010 to 2010-2014
10%
5%
0%
-5%
2006-2010
2007-2011
2008-2012
2009-2013
2010-2014
Results
26
100%
White
Black
Hispanic
Asian
90%
80%
70%
Homeownership by Race
 Overall Sandy Springs rate of 46% in 20102014 lowest of north Fulton cities
60%
50%
40%
30%
 White-headed households: 64%
20%
10%
0%
2000
20052009
20062010
20072011
20082012
20092013
20102014
Owned
$160,000
 Black-headed households: 11%
 Hispanic-headed households: 16%
Rented
$140,000
Median Income by Ownership
$120,000
$100,000
 Households that owned: $125,000
$80,000
$60,000
 Households that rented: $42,000
$40,000
$20,000
$0
2000
 Ratio up 37% since 2000
20052009
20062010
20072011
20082012
20092013
20102014
Results
26
100%
White
Black
Hispanic
Asian
90%
80%
70%
Homeownership by Race
 Overall Sandy Springs rate of 46% in 20102014 lowest of north Fulton cities
60%
50%
40%
30%
 White-headed households: 64%
20%
10%
0%
2000
20052009
20062010
20072011
20082012
20092013
20102014
Owned
$160,000
 Black-headed households: 11%
 Hispanic-headed households: 16%
Rented
$140,000
Median Income by Ownership
$120,000
$100,000
 Households that owned: $125,000
$80,000
$60,000
 Households that rented: $42,000
$40,000
$20,000
$0
2000
 Ratio up 37% since 2000
20052009
20062010
20072011
20082012
20092013
20102014
Results
27
Poverty
140%
120%
Sandy Springs
 Sandy Springs poverty rate in 2010-2014:
12.5%, up from 6.5% in 2000
Fulton County
100%
80%
 Number of people in poverty up 122%
60%
40%
20%
0%
2000
20062010
20072011
20082012
20092013
20102014
 Rate almost 50% higher than any other
north Fulton city
 Growth 3.5x faster than county as a whole
Conclusion
Results
 Considerably more racially and ethnically diverse
 Familiar patterns of suburban residential segregation
 Affluent overall, vast and widening racial income gap
 Inequality accelerating faster than neighboring cities
 Massive gap in homeownership by race and ethnicity
28
Conclusion
Looking Ahead
 Demographic and economic profile of Sandy Springs
 Topical and methodological baseline for further study
 Specific city actions and policies such as code enforcement
or economic development
 Broader regional perspective
 Longer period of time
29
Slides with Notes
tiny.cc/wmh_slides
Report with References
tiny.cc/wmh_report