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How NYC Has Changed Since the Covid Pandemic

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How NYC Has Changed Since the Covid Pandemic

The millionaires returned. Others are eyeing the exits.

New York City lost, on net, close to 350,000 residents from 2020 to 2023. Policymakers were particularly worried about the departure of the very wealthy and its impact on the city’s tax base.

In the first two years of the pandemic, the city lost about 17,500 residents from the top 1 percent of income earners — those making $815,000 a year or more. Though small in number, that loss represented a 20 percent decline in ultrawealthy residents, according to Emily Eisner, the chief economist at the Fiscal Policy Institute.

But the fears were overblown. The latest census estimates show the city’s population beginning to rebound in 2023 and 2024, growing by 121,893 people over that period.

In 2023, the net total of very rich residents leaving the city was virtually flat, and a strong stock market early in the pandemic helped mint more millionaires.

Still, other vital groups in the city were more likely to leave.

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Households with children under 6 years old were more than twice as likely as households without young children to leave the city in 2023. And while migration trends have largely returned to prepandemic norms, Dr. Eisner said, Black residents were still twice as likely as white ones to leave — a trend that predates Covid-19.

Not since the Great Depression have so few babies been born in the city, and school enrollment is falling.

The rush of school-age children out of New York City during the pandemic has left behind a population that is getting older and having fewer babies.

There were 99,000 babies born in the city in 2021 and 2022 — the fewest in any year since the late 1890s other than 1936, during the Great Depression.

Attendance in New York City’s public schools, the largest system in the country, is the lowest it has been in four decades. There are 111,000 fewer children enrolled in public or private school in the city than in the 2018-19 school year.

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Change in school enrollment since the 2018-19 school year

Source: New York State Department of Education

The New York Times

Immigrants helped reverse population loss.

More than 230,000 migrants have arrived in New York City since spring 2022, an immigration wave that has been the largest in American history. Thousands were bused from the southern border by order of the Texas governor, but many arrived in New York on their own.

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Their arrival has helped stem the city’s population decline. New York City ended last year with 8.48 million people, up from 8.39 million in 2023. But it is still down more than 262,000 people compared with 2020.

Jobs are back. But growth is mostly in low-wage industries.

No city lost jobs like New York. Two months into the pandemic, more than a fifth of workers were unemployed.

So it was celebrated news when, in the fall of 2023, Mayor Eric Adams proclaimed that the city had regained all 946,000 private-sector jobs that had been lost, a year ahead of some predictions.

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But most of the new jobs were in lower-paying industries. Home health care, a sector that pays an average of $31,800 a year, grew 45 percent from December 2019 to December 2024, more than any other industry.

At the same time, a wide swath of middle-income jobs that provide many immigrants and young people a toehold in the economy have shrunk. The retail industry, which pays workers an average of $56,200 per year, shed 54,100 jobs from December 2019 to December 2024, a 15 percent drop.

The construction industry, which pays an average of $93,300 a year, often without requiring a college degree, lost 30,700 jobs over the same period.

Construction jobs in New York City

Source: Bureau of Labor Statistics

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Note: Data is not seasonally adjusted.

The New York Times

The wage gap is widening…

In much of the country, the pandemic actually reduced income inequality, as lower-paid workers took advantage of a tight job market and a rising minimum wage in many states.

Not in New York.

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In the city, most of the wage growth since the pandemic has accrued among the highest-paid workers, according to the Center for New York City Affairs at the New School.

In fact, while low- and middle-wage workers’ income largely stagnated from 2019 to 2024, the highest earners — in fields like finance, tech and information — saw their hourly wages soar, said Mohamed Obaidy, an economist with the center.

Those top-earning workers, who made $312,000 or more last year, have seen their average hourly wages grow four times faster since 2019 than workers in the bottom fifth of wage earners, who made less than $36,000 in 2024. Middle-income workers did not fare much better.

“For the top 3 percent, the post-Covid period is the golden era,” Mr. Obaidy said.

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…and poverty is soaring.

More than 2 million New York City residents, or one in four, could not afford basic necessities like shelter, food and clothing in 2023, according to one recent survey. That represents the highest poverty rate in the city since at least 2015, said Christopher Wimer, the director of the Center on Poverty and Social Policy at the Columbia School of Social Work, which conducted the survey. The findings were in line with census figures, which also showed a rise in poverty since the pandemic began.

A family of two adults and two children was considered in poverty if the household made less than $47,190 a year. The median household income in the city in 2023 was about $76,500.

Percentage of the population below the poverty line

Source: Census Bureau American Community Survey (1-year estimates)

The New York Times

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The surge in poverty was driven by two major factors. Government aid instituted during the pandemic, including an expanded child tax credit and cash payments to low-income families, ended at the same time that the cost of rent and household goods went up.

High inflation stretched people’s budgets nationwide, but in New York, according to the Columbia survey, the poverty rate was nearly double the national average. That’s because of the high cost of living, which was driven by housing costs, Dr. Wimer said.

“Hearing that New York is back,” he said, “for me, it begs the question: Back for whom?”

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New York City became an even more expensive place to live, for both renters and homeowners.

The city has never been a cheap place to own or rent a home — but it’s even more expensive five years after the start of the pandemic.

Nearly 630,000 households spend more than half their income on rent. The median asking price for an apartment was $3,645 per month in February, more than 25 percent higher than at the start of the pandemic. No part of the city is untouched. The steepest increase — nearly 40 percent — has been in the Bronx, long seen as the city’s most affordable borough.

The city’s spending on rental assistance, to help people in homeless shelters find apartments and to provide a lifeline to renters who face eviction, has soared. It is expected to hit $1.1 billion this fiscal year, which started in July. In 2021, the city spent $302 million.

Any solution to the housing affordability crisis, politicians and housing advocates say, must include the construction of housing of all kinds. Last year was a banner year for the building of new units, with nearly 34,000 added, the most since 1965. But it is not enough, and new construction has slowed significantly.

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For homeowners, it has never been more expensive to buy in the city. The median sale price was $865,000 in February, a 28 percent increase since early 2020. The median cost to buy in Brooklyn or Manhattan remained about the same: around $1 million.

Companies occupy less space in Manhattan’s office buildings than they did a quarter-century ago.

In the first two decades of the 21st century, the Manhattan skyline was redrawn with towering office buildings to serve the demands of growing companies. That building boom resulted in 419 million square feet of office space, by far the largest office district in the United States.

But companies offloaded offices as the pandemic disrupted the five-day workweek, and they now occupy the lowest amount of space in Manhattan in at least a quarter-century. The percentage of unoccupied space is more than six times higher than in 2000. That glut could fill 32 One World Trade Centers.

Office vacancy in New York City

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Source: Cushman & Wakefield Real Estate

The New York Times

Many companies have found they can operate with smaller footprints and with remote workers. White-collar workers in the city now spend about 30 percent of their time working at home, up from a national average of about 7 percent before the pandemic.

Some firms have reversed course. Return-to-office demands, along with an increase in office lease signings in 2024, have led developers and brokers to hope that the market is rebounding.

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And yet, in a sign of continuing uncertainty and rising construction costs, the building of new office towers has nearly stopped. No developer has broken ground on the next big property in Manhattan and may not for some time.

Tourism and Entertainment

Tourism collapsed at the start of the pandemic as visitors stayed home.

It’s hard to overstate the importance of tourism to New York City. It sustains numerous industries, employs hundreds of thousands of workers and contributes substantial tax revenue.

Before the pandemic, the city welcomed record numbers of tourists annually and was on track to host 76 million visitors in 2024. The pandemic decimated those projections.

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As the city reopened, tourists returned. More than 64 million people visited in 2024, the third most of any year.

There are still fewer international visitors, especially from China, who have historically spent more money in the city and stayed longer than domestic visitors. More than 1.1 million tourists from China traveled to New York City in 2019. It was about half that in 2024.

Visits to many major tourist destinations, such as the Metropolitan Museum of Art, has surpassed that of years before the pandemic. But a few blocks away, the Guggenheim Museum has announced budget cuts in response to lagging attendance. Other attractions, such as Broadway, have rebounded but not fully recovered.

Total attendance at Broadway shows

Sources: Broadway League; Internet Broadway Database

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Note: Broadway shows were mostly canceled between March 2020 and September 2021.

The New York Times

Tourists are paying more and more to stay in the city.

The average nightly hotel rate last year in New York City was $314, up 28 percent from 2019. December saw the highest average monthly rate in the city’s history: $440, according to CoStar, a real estate analytics company.

John Fitzgerald, who owns two hotels in Manhattan, said that the last few months of 2024 were the strongest for bookings since the pandemic started. But many travelers, especially those from Europe, where a weakened euro has made visiting the United States more expensive, are groaning about the sticker shock, he said.

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“We are still down, but the city is buzzing and our bookings are up, both corporate and leisure,” Mr. Fitzgerald said.

Delivery workers are here to stay.

No other labor force in the city grew and evolved in the last five years quite like delivery workers. Once largely limited to pizza joints and mail couriers, delivery work has become a permanent feature of city life, reshaping the logistics of everything from takeout meals and groceries to retail and prescription drugs.

Since 2019, the number of delivery workers whizzing by on e-bikes and other vehicles has roughly doubled to 60,000, according to James Parrott, a senior fellow at the Center for New York City Affairs.

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The rapid growth of the sector, much of it spurred by recent immigrants, gave workers leverage to push for better pay. In late 2023, after months of resistance from delivery app companies, the minimum hourly wage for food-delivery drivers was set to just under $18, not including tips. This year, it will rise to over $21, exceeding the citywide minimum of $16.50. (The pay is based on the time the workers are actively making deliveries.)

Despite companies’ protests that higher pay would hurt the industry, deliveries have continued to grow. In the third quarter of 2024, 2.54 million food deliveries were made per week, a 1 percent increase from the same period the previous year, according to the Department of Consumer and Worker Protection.

A big shift in retail means the city looks less like a mall.

Many critics have long lamented an ever-growing number of big-box retail stores in New York City that evoke the feel of a suburban mall.

The economics that supported many of them were already shifting before the pandemic, but remote work and a surge in online shopping have wiped out hundreds of stores from the biggest companies.

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There were 1,225 fewer chain stores in New York City in November 2024 than there were in late 2019, a drop of more than 15 percent, according to Jonathan Bowles, the executive director of the Center for an Urban Future.

From 2020 through the third quarter of 2024, nearly every category of store in the city — from apparel and electronics to furniture and beauty products — had more closures than openings, according to the Department of City Planning.

For a brief period, illicit smoke shops flooded many retail corridors, but a city crackdown on unlicensed businesses has forced many of them to close.

And the storefront economy made a comeback, thanks to restaurants.

The city’s storefront economy is reliant, perhaps more than ever, on food and drink.

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When nearly every other type of storefront business suffered, it was restaurants that helped drive down vacancies citywide. From 2000 to 2023, the number of restaurants in the city nearly doubled, climbing to over 21,170.

While Manhattan had the most restaurants overall, over 9,400, the recent growth was strongest in the other boroughs, in neighborhoods where residents’ changing work schedules meant they were spending more time outside the city’s central business districts.

Korean fried chicken shops, Taiwanese bubble tea cafes and Greek lunch spots are among the franchises gaining traction, as some fast-food stalwarts and pharmacies shrank their footprints.

The range of cuisines is a reflection of the city’s reliance on a largely immigrant work force, Mr. Bowles said, adding that foreign-born people make up about 57 percent of the restaurant work force in New York.

There is already concern that the Trump administration’s plan to deport millions of immigrants could have a chilling effect on the city’s growing but fragile restaurant scene.

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“It is not an overstatement that we are going to be seeing real labor shortages at employers across the city,” Mr. Bowles said.

New York

How a Parks Worker Lives on $37,500 in Tompkinsville, Staten Island

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How a Parks Worker Lives on ,500 in Tompkinsville, Staten Island

How can people possibly afford to live in one of the most expensive cities on the planet? It’s a question New Yorkers hear a lot, often delivered with a mix of awe, pity and confusion.

We surveyed hundreds of New Yorkers about how they spend, splurge and save. We found that many people — rich, poor or somewhere in between — live life as a series of small calculations that add up to one big question: What makes living in New York worth it?

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Sara Robinson boarded a Greyhound bus from Oregon to New York City to attend Hunter College in the early 2000s, bright-eyed and eager to pick up odd jobs to fuel her dream of living there.

For a long time, she made it work. But recently, that has been more challenging than ever.

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Right around her 40th birthday, Ms. Robinson began to feel financially squeezed in Brooklyn, where she had lived for years. Ms. Robinson (no relation to this reporter) was also feeling too grown to live with roommates.

“As a child,” she said, “you don’t think you’re going to have a roommate at 40.” She decided to move into a place of her own: a one-bedroom apartment in the Tompkinsville neighborhood of Staten Island.

After she moved, the preschool where she’d worked for over a decade closed. Now, she works two jobs. She is a seasonal employee for the state Office of Parks, Recreation and Historic Preservation, working from Tuesday to Saturday. And on Monday nights, she sells concessions at the West Village movie theater Film Forum, which pays $25 an hour plus tips.

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Ms. Robinson, now 45, loves her job as an environmental educator at a state park on Staten Island. Her team runs the park’s social media accounts and comes up with event programming, like a recent project tapping maple trees to make syrup.

But the role is temporary. Her last stint was from June 2024 to January 2025. Then she was unemployed until August 2025. Ms. Robinson’s current contract will be up in April, unless she gets an extension or a different parks job opens up.

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Ms. Robinson’s biweekly pay stubs from the parks department amount to about $1,300 before taxes. She barely felt a difference, she said, while she was out of work and pocketing around $880 every two weeks from her unemployment checks. (Her previous parks gig paid $1,100 a check.)

Living in New York’s Greenest Borough

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“It used to be, ‘There’s no way I’m moving to Staten Island,’” Ms. Robinson said. “But the place is close to the water. I’m three minutes from the ferry. The rest is history.” She lives on the third floor of a multifamily house, above an art studio and another tenant. Her rent is $1,600 a month, plus $125 in utilities, including her phone bill.

“If my situation changes, I don’t know if I could find something similar,” she said. “So much of my New York life has been feeling trapped to an apartment. You get a place for a good price, and you’re like, ‘I can’t leave now.’”

Staten Island is convenient for Ms. Robinson’s parks job, but it’s become harder to justify living in a borough where she knows few people. It takes more than an hour to get to friends in Brooklyn, an especially hard trek during the winter. After four years of living on Staten Island, Ms. Robinson feels somewhat isolated.

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“All my friends on Staten Island are senior citizens,” she said. “It’s great. I love it. But I do want friends closer to my age.”

One of Ms. Robinson’s friends, Ray, took her on nature walks and taught her about tree identification, sparking an interest in mycology, the study of mushrooms. This led to a productive — and free — fungi foraging hobby during unemployment. She has found all sorts of mushrooms, including, after a month of searching, the elusive morel.

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The Budgeting Game

Ms. Robinson doesn’t update her furniture often, but when she does, she shops stoop sales in Park Slope or other parts of Brooklyn.

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“It’s like a treasure hunt,” she said. “You could make a whole apartment off the street, off the stuff that people throw away.”

She also makes a game out of grocery shopping, biking to Sunset Park in Brooklyn or Manhattan’s Chinatown to go to stores where there are better deals. She budgets about $300 for groceries each month.

Ms. Robinson bikes almost everywhere, sometimes traveling a little farther to enter the Staten Island Railway at one of the stations that don’t charge a fare. She spends $80 a month on subway and ferry fares, and $5 a month for a discounted Citi Bike membership she gets through a credit union, though she usually uses her own bike. She is handy and does repairs herself.

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There are certain splurges — Ms. Robinson drops $400 once or twice a year on round-trip airfare to Seattle, where her family lives. She also spent $100 last year to see a concert at Forest Hills Stadium in Queens.

She said she has many financial saving graces. She has no student loans and no car to make payments on. She doesn’t get health insurance from her jobs, but she qualifies for Medicaid.

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She mostly eats at home, though sometimes friends will treat her to dinner. She repays them with tickets to Film Forum movies.

Nothing Beats the Twinkling Lights

Ms. Robinson’s friends often talk about leaving the city — and the country.

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Two friends have their eyes set on Sweden, where they hope to get the affordable child care and social safety net they are struggling to access in New York.

Ms. Robinson can’t see herself moving elsewhere in the United States, but she is entertaining the idea of an international move if she can’t hack it on Staten Island.

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Yet the pull of the city is hard for her to resist.

“I just get a rush when I’m riding the Staten Island Ferry across the bay,” she said. “You see all the little twinkling lights. It’s this feeling of, ‘everything is possible here.’”

That feeling, plus the many friendly faces Ms. Robinson sees every day — the ferry operators, the conductors on the Staten Island Railway, her co-workers at Film Forum — are what tie her to New York.

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“My savings are not increasing, so there’s that,” she said. “But I’ve been OK so far. I think I’m going to figure it out.”

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How the Editor in Chief of Marie Claire Gets Styled for a Trip to Italy

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How the Editor in Chief of Marie Claire Gets Styled for a Trip to Italy

Nikki Ogunnaike, the editor in chief of Marie Claire magazine, did not grow up the scion of an Anna Wintour or a Marc Jacobs.

But, she said, “my mom and dad are both very stylish people.”

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They got dressed up to go to church every week in her hometown Springfield, Va. Her mother managed a Staples; her father, a CVS. “Presentation is important to them,” she said.

Since landing her first internship with Glamour magazine in college, Ms. Ogunnaike, 40, has held editorial roles there and at Elle magazine and GQ. She has been in the top post at Marie Claire since 2023.

She recently spent a Saturday with The New York Times as she prepared for Milan Fashion Week.

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How a Physical Therapist and a Retiree Live on $208,000 in Harlem

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How a Physical Therapist and a Retiree Live on 8,000 in Harlem

How can people possibly afford to live in one of the most expensive cities on the planet? It’s a question New Yorkers hear a lot, often delivered with a mix of awe, pity and confusion.

We surveyed hundreds of New Yorkers about how they spend, splurge and save. We found that many people — rich, poor or somewhere in between — live life as a series of small calculations that add up to one big question: What makes living in New York worth it?

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It has never really occurred to Marian or Charles Wade to live anywhere but the city where they were born and where they raised their children.

New York is in their bones. “We have our roots here, and our families enjoyed life here before us,” Ms. Wade said.

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And they feel lucky. Between Mr. Wade’s pension, earned after more than 40 years as an analyst at the Manhattan district attorney’s office, and his Social Security benefits, along with Ms. Wade’s work as a physical therapist at a psychiatric center, they bring in about $208,000 a year.

Still, it’s hard for the couple not to notice how much the city has changed as it has become wealthier.

About 10 years ago, Ms. Wade, 65, and Mr. Wade, 69, sold the Morningside Heights apartment they had lived in for decades. The Manhattan neighborhood had become more affluent, and tensions over how their building should be managed and how much residents should be expected to pay for upkeep boiled over between people who had lived there for years and newer neighbors.

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They found a new home in Harlem, large enough to fit their two children, who are now adults struggling to afford the city’s housing market.

All in the Family

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Ms. Wade knew it was time to leave Morningside Heights when she spotted her husband hiding behind a bush outside their building, hoping to avoid an unpleasant new neighbor. They had bought their apartment in 1994 for $206,000, using some money they had inherited from their families, and sold it in 2015 for $1.13 million.

The couple found a new apartment in the Sugar Hill section of Harlem for $811,000, and put most of the money down upfront. They took out a loan with a good rate for the remaining cost, and had a $947 monthly payment. They recently finished paying off the mortgage, but they have monthly maintenance payments of $1,555, as well as two temporary assessments to help improve the building, totaling $415 a month.

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Their two children each moved home shortly after graduating from college.

The couple’s son, Jacob Wade, 28, split an apartment with three roommates nearby for a while, but spent down his savings and moved back in with his parents. He is searching for an affordable one bedroom nearby and plans to move out later in the year. Their daughter, Elka Wade, 27, came home after college but recently moved to an apartment in Astoria, Queens, with roommates.

Until their daughter moved out a few weeks ago, she and her brother each took a bedroom, and Mr. and Ms. Wade slept in the dining room, which they had converted into their bedroom with the help of a Murphy bed and a new set of curtains for privacy.

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There is very little storage space. A piano occupies an entire closet in their son’s bedroom, because the family has no other place to fit it.

The setup is cramped, but close quarters have their benefits: When their daughter, a classically trained cellist, was living there, she often practiced at home in the evenings. “I love listening to her play,” Ms. Wade said.

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Three Foodtowns and a Thrift Shop

The Wades do what they can to keep their costs low. They’ve decided against installing new, better insulated windows in their drafty apartment. They don’t go on vacations, instead visiting their small weekend home in rural upstate New York. And they’ve pulled back on takeout food and retail shopping.

Instead, Mr. Wade surveys the three Foodtown supermarkets near their home for the best deals, preferring one for produce and another for meat. The weekly grocery bill has been around $500 with both kids living at home, and the family usually orders delivery twice a week, rotating between Chinese and Indian food, which typically costs $70, including leftovers.

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For an occasional splurge, they love Pisticci, a nearby restaurant where the penne with homemade mozzarella costs $21.

The couple owns a car, which they park on the street for free. But they often use public transportation to avoid paying the $9 congestion pricing fee to drive downtown, or when they have a good parking spot they don’t want to give up. They have a senior discount for their transit cards, which allows them to pay $1.50 per subway or bus ride, rather than $3.

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Ms. Wade stopped shopping at the stores she used to frequent, like Eileen Fisher and Banana Republic, years ago. Instead, she visits a thrift store called Unique Boutique on the Upper West Side. She was browsing the aisles a few months ago, before a big Thanksgiving dinner, and spotted the perfect dress for the occasion for just $20.

But she has one nonnegotiable weekly expense: a private yoga lesson in an instructor’s apartment nearby, for $150 a session.

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Elka Wade, a cellist, often practices at home, to the delight of her parents. Bess Adler for The New York Times

Swapping Mortgage Payments for Singing Lessons

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For every member of the Wade family, life in New York is all about the arts.

The children each attended the Special Music School, a public school focused on the arts. Their son, an actor, teacher and director, works part time at the Metropolitan Opera and the Kaufman Music Center, a performing arts complex in Manhattan. His sister works in administration at the Kaufman Center.

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Mr. Wade is still close with friends from high school who are now professional musicians, and the couple often goes to see them play at venues like the Bitter End in Greenwich Village, where shows typically have a $12 cover and a two-drink minimum.

The couple has cut back on going to expensive concerts — they used to try to see Elvis Costello every time he came to New York, for example — but have timeworn strategies for getting affordable theater tickets.

They recently splurged on tickets to “Oedipus” on Broadway for themselves and their daughter, who they treated to a ticket as a birthday gift. The seats were in the nosebleed section, but still cost $80 apiece.

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The couple has a $75 annual membership to the Film Forum, which gives them reduced price tickets to movies. They occasionally get discounted tickets to the opera through their son’s work, and when they don’t, they pay for family circle passes, which are usually $47 a head, plus a $10 fee.

Ms. Wade, who grew up commuting from Flushing, Queens, to Manhattan to take dance lessons, sometimes takes $20 drop-in ballet classes during the week at the Dance Theater of Harlem, just a few blocks away from the apartment.

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Recently, when the couple paid off their mortgage, Ms. Wade celebrated by giving herself a treat: weekly private singing lessons, for $125 a session.

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