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By Nzingha Campbell and Cole Shultz, NCSG Graduate Assistants 

Click here to read the full paper. 

Introduction 

The term “studentification”, coined by Darren P. Smith describes the economic, social, cultural and physical transformations that occur in University towns due to an increasing concentration of students. Unlike traditional gentrification which involves an influx of wealthier residents displacing lower-income populations, studentification is unique in that it is driven by a transient, relatively low-income student population. Despite their temporary status, students impact local housing markets by raising rental prices, increasing demand for shared accommodations, and driving conversion of single-family homes into student rentals. The commercial landscape also shifts, as businesses reorient themselves to cater to student needs. Beyond these market impacts, studentification reshapes the cultural and social fabric of neighborhoods, often leading to increased noise complaints, maintenance issues, and the self segregation of students from long-time residents. 

Studentification can already be seen as having occurred in College Park, which has seen a notable decline in the rate of owner-occupied housing, signaling what could occur on the rest of the Purple Line.

College Park, Maryland, home to the University of Maryland (UMDCP), has long struggled with its identity as a college town. For decades, the city was known more as a commuter hub than a vibrant student-friendly community. However, over the last 20+ years, efforts to change this reputation have intensified. The Greater College Park initiative, launched in 2016, represents a significant step in reshaping the area into a “vibrant, diverse, and walkable” community. This vision includes the redevelopment of the Baltimore Avenue corridor, including new housing, retail spaces, and commercial investments. This intensification of near-University development is complemented by the arrival of the Purple Line, a new light rail system connecting Prince George’s and Montgomery Counties. The new 16.2 mile light rail will dramatically improve transit access for students, faculty and local residents. While these developments promise connectivity and transit oriented development, they also raise concerns about displacement, affordability and neighborhood change as rising rents have already been observed along the corridor. This research examines how studentification, the University of Maryland, and the Purple Line stand to collectively transform College Park. 

Local Development Context

College Park’s evolution into a more traditional college town has been driven by a strategic effort to increase investment and development in the area. Historically, the city struggled with a lack of amenities and infrastructure that catered to students and faculty, leading many to live and socialize elsewhere. In response, the University of Maryland and its development partners have spearheaded the Greater College Park Initiative, securing over $2 billion in public-private investment to reshape the area. These efforts are largely led by the Terrapin Development Company (TDC), the College Park City University Partnership, and the Office of Real Estate, which has played a central role in bringing in new businesses, housing, and research facilities.

Their investments include the creation of the Discovery District, a mixed-use research and innovation hub designed to attract corporate partners and boost local economic activity. Additionally, the construction of new high-rise student housing and retail spaces along Baltimore Avenue has transformed the city’s central thoroughfare, replacing older, low-density structures with modern developments aimed at fostering a more dynamic and pedestrian-friendly environment. Another notable project is the new City Hall, a joint initiative between UMD and the city, which serves as a hub for municipal offices, university operations, and community engagement. 

While these developments have brought significant investment to College Park, they also raise concerns about their broader impact on the existing community. Rising property values and increased demand for student housing have the potential to drive up rents and displace long-time residents, particularly in areas along the Purple Line corridor. Additionally, as businesses shift their focus toward serving the student population, long-established local businesses may struggle to compete. While the university’s expansion efforts aim to create a thriving college town, ongoing attention is needed to ensure that growth is equitable and inclusive, preventing the negative consequences of unchecked studentification. 

Figure 1: Breakdown of University of Maryland’s development arms in College Park

Key Results

Turning first to the demographic trends which have occurred along the Purple Line and within College Park, the census tracts along the corridor’s walkshed recorded a significant increase in their racial diversity from 1980 onward. Figure 2 demonstrates this growth, highlighting the presence and establishment of Hispanic communities in particular, which saw an increase from just under 10,000 people in 1980 to nearly 80,000 by 2023, becoming the largest single ethnic group along the corridor. The non-Hispanic Black population also displays growth over time, primarily over the time period from 1980 through 2000, which is when the population peaks. It is interesting to note that the era of population loss, from 2000 to 2010, is when the 2000 Silver Spring CBD Sector Plan was adopted, which catalyzed redevelopment locally while also causing the local Ethiopian community struggling to endure the subsequent rent hikes. Regardless, the Black community remains a strong and notable population along the Purple line, and diversity is critical for the corridor at large. 

 Figure 2: Notable Ethnic Groups along the Purple Line, 1980-2023 Source:  Brown University Longitudinal Tract Database analysis of 1970-2000 full count and sample data decennial censuses, and 2008-2012, 2015-2019, and 2018-2023 ACS Data (Logan et al. 2023)

Our analysis of longitudinal census data also found that increases in home values significantly outpaced both increases in rents and incomes, with the former increasing by just 13% from 1980 through 2023, while rents increased by 66% and home values by 73%, after the data were adjusted for inflation. These findings show that housing along the corridor has become significantly less affordable, increasing the pressure on low-income residents. Finally, while the data showed no significant change in owner occupancy rates for the corridor as a whole, College Park specifically recorded a 21% decline in owner-occupied housing from 1980 through 2023, providing evidence that an increasing number of housing units are now converted student rentals, and that studentification is occurring. 

 Figure 3: Select Economic Changes along the Purple line and College Park, 1980-2023. Source:  Brown University Longitudinal Tract Database analysis of 1970-2000 full count and sample data decennial censuses, and 2008-2012, 2015-2019, and 2018-2023 ACS Data (Logan et al. 2023). Data adjusted for inflation

Turning now to our analysis of student housing patterns we found notable student populations of students currently living in the census blocks around the Greenbelt, Hyattsville Crossing (PG Plaza), and Silver Spring metro stations, as shown in the map below. This indicates an underlying student willingness to commute to campus by transit, which is significant given that a large number of students live over 5 miles away and likely are predominantly car-dependent commuters. The reasons to choose transit may include a desire to avoid parking costs (which can exceed $350 for commuters, and $700 for on campus residents), safety (WMATA reported just 20 customer injuries in 2024, compared to 6,000 traffic-related injuries in 2023), or simple convenience (drivers regularly experience more stressful commutes). Regardless, the data shows an existing underlying student demand for transit, which may fuel demand for more housing along the Purple Line.

Figure 4: Pre-Purple Line Student Transit Accessibility. Source: NCSG Analysis of Registrar Office Data and 2023 ACS 1-year estimates

Figure 5: Post-Purple Line Student Transit Accessibility. Source: NCSG Analysis of Registrar Office Data Office Data and 2023 ACS 1-year estimates

Finally, our analysis of student housing patterns revealed that the Purple Line will dramatically increase metro transit-accessibility for students. While currently just over 2,000 students live within such a 15-minute walk of a metro station, the completion of the Purple Line and its 5 stations on or near campus will result in over 16,000 students living within the walkshed, a nearly 650% increase. One operational, the almost-overnight changes in transit accessibility could bring more substantial changes in student housing and commuting preferences.

Figure 6: Current and Projected Student-Transit Accessibility. Source: NCSG Analysis of Registrar Office Data

Discussion

Given the results above, we can expect that more students will seek to move-in along the Purple Line corridor once it is completed as it will provide rapid access to campus. This is particularly relevant to students who commute by car, as student-friendly transit-accessible neighborhoods already exist as described above. As the Greenbelt and Hyattsville Crossing stations are just one stop away from a transfer onto the future Purple Line, and the Silver Spring station will have a transfer platform for the Purple Line, student populations in these areas, and other neighborhoods in between, are likely to increase. As mentioned previously, adopting more transit-oriented commuting patterns will save students hundreds of dollars in parking, insurance, gas, and other fees associated with car use, and this could prove to be a powerful incentive in changing their housing patterns. 

With respect to the large proportion of on-campus students now able to access the Purple Line corridor by transit, we can expect these students to become important patrons for businesses along the way. This may result in the studentification of the corridor, as businesses need to cater to student preferences. Studentification can already be seen as having occurred in College Park, which has seen a notable decline in the rate of owner-occupied housing, signaling what could occur on the rest of the Purple Line. This may result in transit-induced displacement, as the student housing patterns described above may result in increased competition for rental units. The slower increase in rents when compared to home values, described earlier, has resulted in them serving as a vital, more affordable housing option to the low and moderate-income residents of the majority Black and Brown community which currently exists along the corridor. Increased competition and attractiveness of the land is likely to drive up those rents significantly, and could result in the displacement of vulnerable residents. 

At the National Center for Smart Growth (NCSG), we plan on continuous future monitoring of the Purple Line to determine if such displacement is occurring. Future research may also investigate permit data to see how the real-time effects of increased student demand on housing and businesses, the level to which students may save money through switching from car-transport to public transit, and conduct qualitative analyses on student attitudes towards the Purple Line and its housing implications. Ultimately, we are committed to ensuring that all can enjoy a sustainable and vibrant quality of life, through community-centered research, collaborative action, and advocacy, and our future work investigating studentification along the Purple Line will continue to do just that.

Click here to read the full paper.