Classifications of neighborhoods
according to the Duluth Area Association of Realtors:
Duluth consists of many different areas with unique
characteristics and history. The differences in each
area are due to various periods of growth which resulted
in the evolution of individual neighborhoods. The
boundaries and classifications of the neighborhoods are
not well defined and vary according to different
sources.
Cloquet, Esko, Proctor, and Hermantown, although
separate cities, are considered part of the Duluth
community.
WEST DULUTH:
Fond du Lac/Gary New Duluth
Morgan Park/Smithville/Riverside
Spirit Valley/Denfeld/Norton
Park
West End
Piedmont
Bayview Heights
EAST DULUTH:
Chester Park
Congdon
Hunters Park
Lakeside/Lester River
Woodland/Pleasantview
North Shore - Within City Limits
CENTRAL DULUTH:
Downtown
Duluth Heights
East End
Observation Hill
Kenwood
Park Point
Airpark
CLOQUET:
Cloquet is located southwest of Duluth on the St. Louis
River. More than 11,000 people live in Cloquet.
(Source: Duluth Area Association of Realtors) |
Neighborhood
Descriptions
A study completed by the University of Minnesota
graduate students describes the conditions of various
neighborhoods in Duluth. The descriptions provided are
subjective in nature and are based on the students'
observations and interpretations of archival data.
WEST DULUTH:
Fond Du Lac, Gary New Duluth, Morgan Park,
Smithville, Riverside, Norton Park
The housing supply in these area is in relatively good
condition. Some homes show evidence of deferred
maintenance.
Bayview Heights, Fairmont Park, Irving, Cody, Spirit
Valley, Denfeld, Oneta
The housing supply is well maintained toward the top of
the hillside but poorly maintained toward the bottom.
There area areas of very poor housing, especially
proximal to Interstate 35. Over the past decade, a
significant number of older, less desirable dwellings
were demolished. The numerous new housing projects make
this area one of the fastest improving neighborhoods in
Duluth. A significant amount of housing was built prior
to 1940.
West End
The housing supply is well maintained toward the top of
the hillside, but some deferred maintenance can be found
toward the bottom. Some newer, larger, more expensive
single family homes are located along Skyline Parkway
and Exhibition Drive. Many homeowners are remodeling,
repairing, and refinancing their homes indicating they
are likely to stay in the West End. Little land is
available for residential development other than
scattered, vacant lots. A significant amount of housing
was built before 1940.
Piedmont Heights, Duluth Heights
The housing supply is in good condition, but there are
indications of deferred maintenance on the west side of
Duluth Heights. There are some new subdivisions
such as Crystal Tree and Ponderosa Groves. Area
residents have concerns regarding the intrusion of
commercial development in the Miller Hill Mall area.
Most residents want to maintain low population density
and "green space." High demand and new residential
construction result in high sale prices. The abundance
of available land increases the likelihood of further
residential construction.
(Source: Residential Housing Market Study, a research
project conducted in conjunction with the UMD Center for
Economic Development in May 1995). |
EAST DULUTH:
East Hillside, Endion
The housing in the area is in average condition. Many
homes are well maintained, but others require
significant repair. It consists of mainly older housing
a smaller multifamily structures. The street conditions
are poor and require further paving in Endion. Many
larger family homes were converted to rental units over
the past few years. The average sale price increased the
most in this area due in part to the construction of
many new homes.
Kenwood, Woodland, Hunter's Park, UMD, Chester Park,
Morley Heights, and Parksville
The housing supply consists of newer, primarily larger,
single family homes and multifamily structures. Many
single family homes are rented by college students. This
area accounts for the largest number of sales in Duluth
from 1990 and 1993. The area also has the largest supply
of single family homes in Duluth.
Congdon Park, Lakeside, Lester Park
The condition of housing in this area is above average.
There are many newer, larger single family homes. Many
individuals with low or moderate incomes cannot afford
to purchase a home in the area.
North Shore
There are above average housing conditions in this
neighborhood. The housing is considered to be rural in
nature with little or no multifamily housing. There is a
large number of adults and married couples without
children in this area. Residents often have higher
incomes and own their property. Some areas are not
served by public utilities. This is one of the areas
which accounted for the smallest number of sales in
Duluth from 1990 to 1993.
CENTRAL DULUTH:
Central Hillside, Central Business District
The best housing in the area can be found west of Mesaba
Avenue. There are areas of substandard housing on the
eastern side of the roadway. Portions of the entire area
are in need of major renovation or complete demolition.
There is little land available for additional
development. Residents generally oppose multifamily
development and prefer to reserve the smallest number of
single-family home sales.
Kenwood, Woodland, Hunter's Park, UMD, Chester Park,
Morley Heights, and Parksville
The housing supply consists of newer, primarily larger,
single family homes and multifamily structures. Many
single family homes are rented by college students. This
area accounts for the largest number of sales in Duluth
from 1990 and 1993. The area also has the largest supply
of single family homes in Duluth.
Park Point
The housing in the area is in relatively good condition.
There is a good mix of new and older unites, many of
which are expensive. There is a little land available
for additional development. Residents have a strong
sense of community and are resistant to the building of
rental units. Sale prices are high due in part to the
proximity of Lake Superior.
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