Evanston, a city often celebrated for its progressive ideals, is grappling with a silent, yet devastating, crisis: the accelerating decline of its Black population.
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In the year 2000, Black people made up 22.5% of Evanston’s population, but by 2024 that had decreased to 14.8%. This isn’t a story of simple choice or changing preferences; it’s a profound narrative rooted in historical injustices that continue to echo through generations, primarily manifesting as a severe and systemic lack of generational wealth within the Black community. The economic landscape of Evanston, shaped by past discriminatory policies, has become increasingly untenable for many Black residents.

At the heart of this exodus lies the insidious legacy of practices that deliberately limited mortgage loans and homeownership opportunities for Black individuals. In the 20th century, policies like redlining and exclusionary zoning weren’t merely about spatial segregation; they were powerful instruments of profound economic disenfranchisement. Black families were systematically confined to specific areas, such as the Fifth Ward, and, crucially, were denied access to the very financial tools that enabled white families to accumulate wealth through property ownership.

Imagine a game where one team is given all the necessary equipment and extensive training, while the other is forced to play barefoot and blindfolded. This stark analogy vividly captures the impact of redlining. By labeling Black neighborhoods as “hazardous” for investment, banks and financial institutions effectively refused to issue mortgages, home improvement loans or even insurance policies.

This wasn’t just a hurdle; it was an insurmountable brick wall to building equity. While white families leveraged affordable mortgages to purchase homes, accrue equity, and pass down valuable assets to their children and grandchildren, Black families were overwhelmingly shut out. This created a colossal disparity in generational wealth, a gap that continues to burden Evanston’s Black community today. Without the ability to own homes, Black residents couldn’t benefit from appreciating property values, utilize their homes as collateral for entrepreneurial ventures, or leave a substantial financial legacy for their descendants.

Today, the escalating housing costs in Evanston, marked by surging rents and soaring home prices, are acting as the ultimate catalyst for the outmigration of Black residents who are still reeling from these historical injustices. To purchase a single-family home in Evanston now demands a far more substantial down payment than for a smaller housing unit, necessitating a significant accumulation of wealth. Consider this: at the end of June, the average sale price of a single-family, detached home in Evanston was a staggering $900,000. This requires a 20% down payment of $180,000. A 5% down payment requires $45,000.

Many Black residents simply lack the generational head start that would enable them to afford such prices comfortably. When decades of suppressed wealth accumulation are combined with a rapidly appreciating housing market, the outcome is tragically predictable: those with the least economic cushioning are compelled to leave. Compounding this financial strain are property tax increases, which disproportionately burden long-time Black Evanston homeowners, many of whom are on fixed incomes. They are effectively being taxed out of the very homes and neighborhoods their families fought tirelessly, and against immense odds, to establish.

For the generations of Black Evanstonians who were systematically denied the opportunity to build wealth through homeownership, the current market is simply unsustainable. The dwindling Black population in Evanston is not a random occurrence; it is a direct consequence of historical injustices that continue to shape present-day realities. Addressing this crisis requires more than just acknowledging the problem; it demands a deep understanding of its historical roots and a commitment to implementing transformative policies that rectify past wrongs and create genuine economic equity for all.

Among the crucial steps Evanston must take are comprehensive zoning reform and robust inclusionary housing policies. Evanston’s current exclusionary zoning accomplishes much of the same results as redlining. It prioritizes single-family homes and restricts the development of more diverse, affordable housing types. By reforming these outdated rules, Evanston can encourage the construction of “by right” townhouses, fourplexes, and low-rise condominiums. This will increase the overall housing supply and create more affordable options for various income levels. 

Furthermore, mandating inclusionary housing, where a certain percentage of new development units are set aside at sub-market rate prices for low- and moderate-income households, is essential. This will limit displacement and ensure that as Evanston grows and new housing is built, it does so in a way that directly benefits those who have historically been excluded from homeownership and stable housing. These policies are not just about building more homes; they are about consciously building a more equitable and inclusive Evanston.
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Roger Williams is a real estate broker in Evanston. He and his family have lived in Skevanston for over 40 years. His two daughters attended Evanston schools and graduated from ETHS high school. 

Cities and states across the country are implementing zoning reform as a creative solution to address our housing crisis. Here are some graphics to illustrate what upzoning might look like in your neighborhood.

Visit Better Housing Together to learn more.

Visit Sightline Institute to learn more.

A Joining Forces team met on February 22, 2025, to review and discuss the Comprehensive Plan in preparation for the Land Use Commission meeting to be held on Wednesday, February 26. We reviewed just the chapters with explicit content related to housing and have summarized our observations and recommendations below.  ​

Read more to find answers to questions like: What is affordable housing? Why is it difficult to build housing in Evanston? Why is “density” important for affordable housing? How do Evanston’s zoning processes prohibit the development of affordable housing? And more.

Joining Forces has been studying the City of Evanston's zoning code for several  years. Our report is now done and is serving as the driver of our Equitable Zoning Reform Campaign in Evanston.​

Mark Karlin is an advocate, partnering not just with Joining Forces, but also with Open Communities and other nonprofit organizations. Aside from advocating to improve housing affordability, Mark has also advocated for gun control, anti-violence, Medicaid, and disability rights. Social justice, persuasive messaging, and mobilizing other people are Mark’s main interests and are key motivations for his involvement with Joining Forces’ committees and advocacy in general.  ​

Over the last month, the City of Evanston has held a series of focus groups as part of Envision Evanston 2045, its initiative to write a new Comprehensive Plan and a new zoning code for the City. One topic that participants discussed was whether the new zoning code should be changed to allow increased development of residential buildings and how such an increase could impact housing affordability.  ​