Victor Modenessi unlocks the door to his basement apartment in Columbia Heights after stepping in from a block that has changed over the past 15 years since he arrived in Washington, D.C. from El Salvador in 2010.

Outside, newly constructed apartment buildings with glass balconies stand above the street. A café nearby advertises $7 oat milk lattes and free Wi-Fi, while a fast-casual Mediterranean restaurant and fitness studio next door occupy storefronts that previously housed smaller, locally owned businesses.

Inside his apartment, Modenessi said he remains in the unit he has occupied for years. He said he has watched long-term residents face difficulty keeping up with housing expenses.note

“I’ve seen everything around here change,” Modenessi said. “People I used to see all the time are gone because they can’t afford to stay.”

Living through the change

Modenessi said the changes in the city raise questions about whether he will be able to remain in Washington long term.

Gentrification has reshaped neighborhoods across Washington, D.C., bringing new development, businesses, and residents, but all the while increasing housing costs and altering community composition. Median rent in the District has increased by more than 90% since the early 2000s, according to data from the Urban Institute.

Modenessi has seen new development expand across the city, bringing additional housing, businesses and employment opportunities. He said it has also coincided with financial pressure for some residents.

“Life here in D.C. is very expensive,” Modenessi said. “Even longtime homeowners can’t afford the taxes anymore, they’re moving out.”

That trend reflects broader changes in housing costs across the city, which have affected affordability in several neighborhoods.

Jaden Perry, a student who commutes into the city from Prince George’s County, Maryland, said cost is a major factor in where people can live.

“I could live here, but it’s just too expensive,” Perry said. “That’s what pushes people out.”

Carla Brown, who visits D.C. frequently from Maryland, said she has observed redevelopment in several corridors she has known for years. She said areas that previously contained smaller businesses now include national chains and luxury apartment buildings.

There’s a lot of new construction,” Brown said. “But I always wonder who’s living here and how they can afford it.” “At what cost does that come?” she said.

Economic shifts and who benefits

Changes are visible in neighborhoods like Shaw and the U Street corridor, which have historically been associated with Black culture and entertainment spaces.

Blocks that previously included carryout restaurants, barbershops and local retail businesses now include boutique fitness studios, cocktail bars and higher-end restaurants. New residential development has also increased in these areas.

Some business owners said the shifts have created new opportunities. Clyde Davis Jr., who owns a liquor business in Shaw, said the customer base in the area has changed over time, and it’s helped his store grow.

“Our business was actually created after gentrification came in,” Davis said. “It wouldn’t exist in D.C. 50 years ago.”

He said customer demand has shifted alongside demographic changes.

“They want higher-end goods, more experiences,” he said. “You have to stay connected to what the community wants.”

Other businesses have faced challenges adapting to changes in rent and demand.

“When rents go up, businesses that don’t fit the new community get bought out or replaced,” Davis said.

Beyshan Tucker, who owns a fashion boutique called I’m So DC in Southeast D.C. with his wife, said he has adjusted his business to serve a wider customer base.

“It’s a mixed town now,” Tucker said. “You got to do something different for everybody.”

Tucker said increased expenses and new development have affected the business environment in his area, with some smaller shops closing or relocating. He said he also sees value in the diversity of new residents moving into the city, but he hopes D.C.’s vibrant Black culture remains.

“It was Chocolate City. Now it’s totally different,” said Tucker.

A changing city

Researchers say these changes reflect long-term shifts in income and racial demographics. The Black population in Washington declined from 60% in 2000 to roughly 40–45% in recent years, according to U.S. Census Bureau data.

Derek Hyra, a professor of urban policy at American University, said neighborhood change in Washington often involves both economic and demographic shifts.

“You have to think about race in addition to class,” Hyra said. “Those dynamics shape both the process and the outcomes.”

He said rising housing costs have affected residents and small businesses, contributing to displacement in multiple neighborhoods.

“You see residential displacement, but also small businesses getting pushed out,” Hyra said.

Hyra said investment in neighborhoods can improve housing and public spaces, but without protections for existing residents, redevelopment can lead to displacement and loss of community identity.

“In the United States, we often develop the place, but not the people in place,” he said.

Culture, identity and the future of the city

 Residents also said changes in development have affected cultural spaces and nightlife in parts of the city.

Kevin Ruzbacki, a DJ who has lived in Washington, D.C. for nearly seven years, said the U Street corridor has changed in recent years. He said the area still attracts visitors but has fewer live music venues than in the past.

“It used to be a lot more active,” Ruzbacki said. “Now it’s not nearly what it was.”

Eddie Jones, who has family roots in D.C., said redevelopment often raises questions about preservation of long-standing communities.

“With the development, I just hope it keeps all people in consideration,” Jones said. “We don’t always see the people who got pushed out.”

Wonuola (Wono) Obasa-Adeyemi, a recent college graduate from Ohio who moved to D.C. for work, said new residents should also consider neighborhood history when moving into the city.

“I think I would categorize myself as part of that,” he said.

According to Obasa-Adeyemi, engagement with local communities can help build connections between longtime and newer residents.

Hyra said neighborhoods such as Shaw and Columbia Heights are likely to continue changing, becoming more economically diverse but less racially diverse over time.

Residents who have lived in these areas for decades have expressed concern about maintaining cultural identity.

“We want to keep the culture here,” Tucker said. “Everybody’s welcome, but don’t try to change us.”

As Washington continues to grow and change, Modenessi said the city still offers opportunity, but remaining in it has become more difficult.

“D.C. is a good place,” he said. “But it’s getting harder to stay.”

This story is a senior capstone project of the Multimedia Journalism department of the School of Global Journalism and Communication. The writer, Kimora Wong-Sing, graduated with a Bachelor of Science degree May 16, 2026. Wong-Sing is a former managing editor of the MSU Spokesman.