According to the Center City District (CCD) 2025 Housing and Migration Reports, the movement into downtown is driven by two distinct groups: Young Professionals (25–34) seeking walkability and Empty Nesters (55+) downsizing from the suburbs.

105 South 12th Street Unit 501 View

Center City In-Migration Breakdown

While 44% of new Center City residents move from outside the region (NYC, DC, Boston), roughly 56% come from within the Philadelphia Metropolitan Area, primarily from the “Collar Counties” (Montgomery, Delaware, Chester, and Bucks).

Origin (Suburban Counties) Estimated Share of Regional In-Movers Primary Motivations
Montgomery County 32% Downsizing, proximity to healthcare/culture.
Delaware County 24% Recent grads, “Reverse Commuters.”
Chester County 18% Luxury downsizing (Main Line moves).
Bucks County 14% Lifestyle change, selling large estates.
South Jersey 12% Tax considerations, walkability.


And where are they landing?

Zip Code Neighborhood Growth Status (2024–2025)
19103 Rittenhouse / Logan Sq +3.2% (Highest for luxury downsizing)
19106 Old City / Society Hill +2.8% (Popular for historic enthusiasts)
19107 Wash. Sq West / Gayborhood +4.1% (Highest overall density growth)
19123 Northern Liberties +5.5% (Primary destination for younger movers)
19146 Graduate Hospital +3.0% (Popular for young suburban families)


Analysis of the “Downsizing” Trend

The “Downsizer” demographic (Ages 55–70) is particularly visible in the 19103 and 19106 zip codes.

  • The “Selling” Factor: High property taxes and maintenance costs in the suburbs are the primary push factors.
  • The “Moving” Factor: Center City offers “vertical living,” where amenities (gyms, groceries, dining) are within a 5-minute walk.
  • The Financial Shift: Many suburbanites are selling homes in the $800k–$1.2M range and purchasing luxury condos or opting for high-end rentals (averaging $3,500+/month) to maintain liquidity.

Note: While the suburbs are still growing via international migration, the domestic “internal” shift shows a clear preference for the Greater Center City area (Girard Ave to Tasker St), which now accounts for nearly 44% of all new housing completions in the entire city.

MARK WADE, Realtor®
37 Years of Center City Condo Experience
BHHS Fox and Roach Realtors
530 Walnut St. #480 | Philadelphia, PA 19106
Cell: 267-237-3404
Email: Mark@CenterCity.com