Land-use and socioeconomic time-series reveal legacy of redlining on present-day gentrification within a growing United States city

Home Owners’ Loan Corporation (HOLC) maps illustrated patterns of segregation in United States cites in the 1930s. As the causes and drivers of demographic and land-use segregation vary over years, these maps provide an important spatial lens in determining how patterns of segregation spatially and temporally developed during the past century. Using a high-resolution land-use time series (1937-2018) of Denver, Colorado, USA, in conjunction with 80 years of U.S. Census data, we found divergent land-use and demographics patterns across HOLC categories were both pre-existent to the establishment of HOLC mapping and continued to develop over time. Over this period, areas deemed “declining” or “hazardous” had more diverse land use compared to “desirable” areas. “Desirable” areas were dominated by one land-use type (single-family residential), while single-family residential diminished in prominence in the “declining/hazardous” areas. This divergence became more established decades after HOLC mapping, with impact to racial metrics and low-income households. We found changes in these demographic patterns also occurred between 2000 and 2019, highlighting how processes like gentrification can develop from both rapid demographic and land-use changes. This study demonstrates how the legacy of urban segregation develops over decades and can simultaneously persist in some neighborhoods while providing openings for fast-paced gentrification in others.