Shifting foundation

This San Antonio neighborhood gentrifying faster than almost anywhere else in U.S.

San Antonio enclave gentrifying faster than almost anywhere in U.S.

Home for sale sign
Eastside Promise is among the nation's fastest-gentrifying neighborhoods. Photo by fstop123/Getty Images

A recent report by the National Association of Latino Community Asset Builders raised concerns about gentrification displacing low-income residents — mostly people of color — in San Antonio. Now, a new analysis by further validates fears about the economic shift, naming one San Antonio enclave among the top 10 fastest-gentrifying neighborhoods in the U.S.

San Antonio’s Eastside Promise neighborhood ranked 10th, according to The neighborhood is surrounded by I-37 to the west, the AT&T Center to the east, I-35 to the north, and East Commerce Street to the south.

From 2012 to 2017, the median home price in the neighborhood — which historically has been a Hispanic enclave — shot up 78.5 percent, says. The median list price now stands at $220,000.

Meanwhile, median household income in Eastside Promise increased only 8.8 percent from 2012 to 2017, while the share of residents with at least a bachelor’s degree jumped 77.5 percent, according to

“You aren’t seeing the people you used to. In this neighborhood, you could go block to block and know every face. But now it’s very different,” Lusi Dennis, a real estate agent at Century 21 Scott Myers Realtors in San Antonio, told

“Families that have been here for generations are leaving. It’s tragic to see,” Dennis added.

A similar transformation is happening in Austin's Johnston Terrace neighborhood, which came in at No. 4 on’s list. The website’s data shows a massive shift in the demographics of Johnston Terrace, which is bordered by Airport Boulevard to the west, and U.S. Highway 183 to the east and south. The neighborhood, traditionally anchored by people of color, sits fewer than five miles northwest of Austin-Bergstrom International Airport. says the median sale price of a home in Johnston Terrace soared 148.2 percent from 2012 to 2017. The median list price of a home there is now $424,000, according to

In line with those numbers, the median household income in Johnston Terrace also increased, climbing 29.5 percent from 2015 to 2017, and the share of residents with at least a bachelor’s degree rose 69.6 percent. Today, more than one-fifth of the neighborhood’s residents are white.

“People want to be in a young, hip neighborhood that’s still close to work. Johnston Terrace is checking all those boxes,” Brad Pauly of Austin’s Pauly Presley Realty told “Trendy restaurants and bars are opening up. Upscale hotels are being planned.”