THE GEOGRAPHY

OF JOBS
NYC Metropolitan Region Economic Snapshot
Second Edition

October 2019
Research Release
OVERVIEW

Though we are governed independently, many of

the NYC metropolitan region’s planning challenges
are interconnected, and NYC’s future is intertwined
with the future of the larger metropolitan region.

New York City (“NYC” or “the city”) is the hub of the largest metropolitan
economy in the United States. Our tri-state region accounted for
approximately 10% of United States (U.S.) Gross Domestic Product (GDP)
and generated $1.9 trillion in 2017, more than Russia or Canada. The
combined economic activity of the NYC metropolitan region (“Region”) would
make this 31-county area spanning three states the 10th largest economy
in the world.1 Half of the Region’s GDP is generated within the city and half
is generated by the surrounding area.2 The city is the center of a complex
ecosystem of resources, workers, land, and transit infrastructure that connects
activity in the core with the rest of the Region.
Recognizing that the health of NYC’s economy is highly interconnected
to the performance of the Region, the NYC Department of City Planning’s
Second Edition of this report examines employment, labor force, and
housing patterns from 2000 to today, with a focus on annual change and
the differences between pre- and post-Great Recession change.3 This report
examines recent economic changes at a “subregional” scale, looking at the
relationships among NYC, northern New Jersey (“North NJ”), Long Island,
southwest Connecticut (“Connecticut”), and the Hudson Valley.4
Combined with the city’s regional data portal, NYC Metro Region Explorer,
this report intends to offer a factual basis for planners, policymakers, and the
general public, within the city and across the Region, seeking to understand
the effects of our interconnected growth patterns.

Visit the data at metroexplorer.planning.nyc.gov

2 NYC Department of City Planning
The Region Today
22.6 Million People
Today, the Region is home to 22.6 million
people, 37% of whom live in NYC (8.4 Hudson Valley Connecticut
2.32M 1.98M
million). Spanning three states, 31 counties,
10% 9%
and more than 800 hamlets, villages,
towns, and cities, the Region is the largest
metropolitan region in the United States. Our
Long Island
labor force of over 12 million is larger than North NJ 2.84M
the labor forces of the Boston, San Francisco, 7.09M 13%
and Seattle metropolitan regions combined.5 31%
The Region’s population is densest at the NYC
center, and also is concentrated in historic 8.40M
downtowns and along major transit corridors. 37%
Pop./sq. mile
The Region has 9.1 million homes. Of the < 1,000
1,001 – 5,000
occupied stock, 47% is renter-occupied
5,001 – 15,000
and 53% is owner-occupied. 56% of the > 15,000
Region’s rental housing is located in NYC, Sources: U.S. Census Bureau Population Estimates Program (PEP) 2018; U.S. Census Bureau American Community Survey
with the balance concentrated in urban areas (ACS) 5-Year Estimates, 2013-2017; U.S. Census Bureau MAF/TIGER database

and in transit-oriented neighborhoods along

commuter rail lines. Among U.S. metropolitan 9.1 Million Homes
areas, the Region’s 3.8 million rental units—
HV HV
the most of any U.S. metro and second in 0.3
NYC NJ LI 0.5 NYC NJ
share only to Los Angeles (48%)­—represent 1.0 1.6 0.8 2.1 1.0
CT LI CT
an important feature of the Region’s success 0.5 0.2 0.2
in accommodating a dynamic population
and workforce.6 4.4 Million Owner-Occupied 3.8 Million Renter-Occupied
Note: does not include 0.9 million vacant housing units. Source: U.S. Census Bureau PEP 2018; ACS 1-Year Estimates 2017

NYC is home to 41% (4.38 million) of

the Region’s 10.6 million jobs, slightly
higher than the city’s share of the Region’s 10.6 Million Jobs
population. The location of jobs within
the Region generally mirrors population
distribution, with the densest concentrations Hudson Valley
929k Connecticut
of employment in NYC, particularly in 849k
9%
Midtown and Lower Manhattan (averaging 8%
over 150,000 workers per square mile), as
well as significant clusters throughout the
Region. North NJ is home to 30% of the North NJ Long Island
3.15M 1.29M
Region’s jobs (3.15 million), and the remaining
30% 12%
third are spread across Long Island (1.29
million), the Hudson Valley (0.93 million), and NYC
Connecticut (0.85 million). Collectively, the 4.38M
Region generates $815 billion in employee 41%
Jobs/sq. mile
wages, representing 10% of the U.S. total. < 1,000
NYC accounts for half of the Region’s wages, 1,001 – 5,000
5,001 – 15,000
representing 5% of the nation’s $8.4 trillion
> 15,000
wages in 2018.
Sources: U.S. Bureau of Labor Services (BLS) Quarterly Census of Employment and Wages (QCEW) NAICS-Based Data
Files, 2018 Annual Average Employment; U.S. Census Bureau Longitudinal Employer-Household Dynamics (LEHD)
Origin-Destination Employment Statistics (LODES) 2015

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 3
 Geography of the Region’s Economy

The Region’s 9.15 million private sector jobs represent a diverse mix of office, institutional, industrial,
and local services employment, and generates $707 billion in employee wages.

There are 2.78 million office jobs, which represent suburban areas along road networks, as in Melville (Long
30% of the Region’s private sector employment and Island) and Parsippany-Troy Hills (North NJ).7
52% of the Region’s private sector employee wages.
2.09 million institutional jobs represent nearly one-
The office macro sector, including financial activities,
quarter of the Region’s private sector employment,
information, and professional and technical services
with 1.73 million jobs in healthcare and 360,000 jobs in
jobs (refer to About the Data at the end of this report for
education sectors. This macro sector also employs more
detailed macro sector definitions), represents the highest
than 754,000 public sector workers, predominantly in
value employment in the Region, averaging $131,600
local and state education8. Institutional employment
per worker. These jobs are concentrated in NYC (50% of
is most concentrated in areas housing the Region’s
Region), mostly in Manhattan (41% of Region), followed
largest academic institutions and hospitals, though
by Brooklyn and Queens. Other significant clusters exist
concentration is also correlated with population
in urban downtowns, such as Jersey City, Newark, and
distribution. The average wage per private sector
Stamford (between 30,000-50,000 office jobs each), or
institutional worker in the Region is $55,300.
are found in linear spatial concentrations in the Region’s

Private Sector Employment by Industry Macro Sector, 2018

Industrial
19% Office
30%

Hudson Valley Connecticut 9.15M

Institutional
23% jobs
Local Services
28%

North NJ Long Island

3.80M

NYC 26%
2.70M
13%
28%

24%
1 Dot = 250 jobs 24%
Macro sectors represent aggregations of 1.11M
U.S. BLS 2-digit NAICS-classified industries,
mapped at U.S. Census Tract location of 750k 782k 31% 19%
employment. Refer to About the Data 37%
for additional notes on macro sector
29% 32% 23%
21% 21% 23%
definitions and geographic accuracy. 25% 26%
29%
Sources: U.S. BLS QCEW NAICS-Based Data 25% 21% 23%
Files, 2018 Annual Average Employment;
U.S. Census Bureau LODES 2015 CT HV LI NJ NYC
4 NYC Department of City Planning
The Region’s 1.72 million private sector industrial generates the second-highest wages, and second-highest
jobs represent 19% of private sector employment and value employment in the Region ($75,850 per worker).
generate over $130 billion of employee wages. This sector,
2.56 million local services jobs represent 28% of the
which includes the manufacturing, construction, wholesale
Region’s private sector employment, and 14% of
trade, utilities, and transportation sectors, is concentrated
employee wages. This macro sector, which includes leisure,
near ports and logistics facilities. Because of its land-
retail, food services and hospitality sectors, represents the
intensiveness, this macro sector exists in greater share
second largest source of employment in the Region. Local
outside of NYC than within (unlike all other sectors). 29%
services jobs are spread throughout the Region, with the
of the Region’s industrial employment (495,500) is based in
highest concentrations in densely populated areas or at
NYC. However, this category of employment also includes
regional malls. This macro sector represents the lowest
some non-industrial facilities for industrial firms, such
value employee wages, averaging $37,200 per worker.
for example, a construction company with headquarters
office located in Manhattan. The industrial macro sector

Private Sector Employment and Total Private Sector Wages by Macro Sector and Subregion, 2018
Employment
0 0.5 1.0 1.5 2.0 2.5 3.0 (Millions)

LI HV CT
Jobs NYC 50% NJ 28% 9% 6% 7% 2.78M
Office

LI HV CT
Wages NYC 62% NJ 22% 6% 4% 6% $365.3B
Institutional

Jobs 45% 25% 12% 10% 9% 2.09M

Wages 45% 24% 13% 9 9 $115.8B

1.72M
Industrial

Jobs 29% 38% 15% 10% 9%

Wages 30% 38% 14% 9 9 $130.4B

Local Services

Jobs 39% 29% 14% 10% 9% 2.56M

Wages 47% 25% 12 8 7 $95.3B

Wages
$0.0 $60.0 $120.0 $180.0 $240.0 $300.0 $360.0 ($Billions)

Macro sectors represent aggregations of U.S. BLS 2-digit NAICS-classified industries. Refer to About the Data for additional notes on macro sector definitions.
Source: U.S. BLS QCEW NAICS-Based Data Files, 2018 Annual Average Employment and Total Annual Wages, rounded

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 5
 NYC and the Region—An Interconnected Economic Ecosystem

Since the consolidation and growth of commuter In-Commuting to and Out-Commuting from NYC, 2017
rail systems in the early 20th century, followed
by the growth of the regional highway network,
973k regional residents
commute to NYC jobs
which spurred growth in the suburbs, NYC’s
economic growth has been intertwined with the HV CT
housing development and population growth of
the Region. NYC relies on a housing market that
extends well beyond its physical boundaries as NJ LI
a city, sharing a dynamic exchange of residents
with the suburbs. Thousands of New Yorkers MN
BX
move to and from the Region every year, and our QN
transportation system that allows for one million SI
BK

non-NYC resident workers to access the city daily

while residing nearby. 3.8M
One-fifth of NYC’s workforce lives outside
273k NYC residents NYC residents
commute to jobs in the Region work within NYC
the city, representing a dynamic flow of in-
commuters traveling to work in all five boroughs.
80% of the 4.7 million people employed within
NYC live within the five boroughs. The other 20%, Where NYC In-Commuters Live in the Region and
representing nearly 1 million workers, are housed their NYC Borough of Workplace (thousands), 2017
outside of the city, elsewhere in the Region (“in-
commuters”). Manhattan, the Region’s densest
employment center, is geographically central to
the Region’s labor market and supported by a wide
range of transportation infrastructure specifically NJ
designed for core access. So, it is no surprise that 424
the majority of in-commuters from the Region are
traveling to jobs in Manhattan. However, there are MN
also strong commuter relationships between other 664
NYC boroughs and their geographic neighbors.
Notably, two-thirds of NYC in-commuters from the
Region who work in the Bronx reside in the Hudson
Valley, and Long Island residents are as likely to
commute to other NYC boroughs (combined) as LI
they are to travel to Manhattan. 289
There are also nearly 300,000 NYC residents
QN
who commute out from the city to jobs located
in the Region (“out-commuters”), representing 125
7% of employed NYC residents. Bronx and Queens
HV BK
residents represent the largest shares of NYC out-
commuters. Those boroughs share extensive land 217 97
boundaries with neighboring parts of the Region BX
and similarly experience a dynamic exchange, 74
with many Bronx residents out-commuting to the CT 43 SI 13
Hudson Valley and Queens residents working on
Long Island.9 Residence Workplace
Source: IPUMS-USA, University of Minnesota; U.S. Census Bureau ACS 1-Year Estimates 2017

6 NYC Department of City Planning

INSIGHT ONE

Employment growth continued to concentrate in NYC and job gains in

all five boroughs drove the Region’s growth after the Great Recession.
Though job growth slowed in the last few years, NYC continued to
outpace all other parts of the Region.

The Region gained the most jobs Private Sector Employment Change and Annual Percent Change
among U.S. metropolitan areas since for Major U.S. Metropolitan Areas, 2008 – 2018
the Great Recession, adding 924,000
private sector jobs. The Region also Boston
Seattle
grew slightly faster than the U.S. post- +339k
+275k +1.0% an
Great Recession, averaging +1.1% growth +1.7% an
per year from 2008 to 2018 versus the U.S. Chicago NYC Metro
U.S. average growth of +1.0% per year. San Fran- +11.3M +208k +924k
San Jose +1.1% an
+1.0%an +0.5% an
Despite these dramatic gains, the +631k
Region’s economy grew more slowly +2.0% an
MD-D.C.-VA
Los Angeles Dallas
than metropolitan areas in the west +290k
+668k +551k
and south. Though the Region has a +2.1% an Houston +0.8% an
+1.1% an
bigger employment base, since 2008 the +379k
San Francisco-San Jose metropolitan +1.7% an Miami
area grew twice as fast as the Region, +328k
adding more than 631,000 jobs. The +1.6% an
Houston, Dallas, Miami, and Seattle
Non-NYC U.S. metropolitan regions are defined as the aggregation of counties within U.S. Bureau of
metropolitan areas also grew faster than Economic Analysis-defined Combined Statistical Areas (CSAs) as of August 2017; NYC Metro represents the
the Region since 2008. Though urban region geography used in this report. Refer to NYC Metro Region at the end of this report for the covered
geography. Source: U.S. BLS QCEW NAICS-Based Data Files, Annual Average Employment 2008 & 2018
centers gained in share of total U.S. GDP
after the Great Recession, the Region’s
share remained constant at 10%.10 Private Sector Employment Change Indexed to 1975 by Subregion
Over the last 40 years, the Region’s +1.2M
employment growth increasingly
concentrated in the city, a departure +1.0M
from the suburban job growth recentralization
characteristic of previous decades. +800k suburbanization
Looking at private sector employment CT
+600k
change by subregion over five year HV
intervals (indexed to 1975), as well as LI
+400k
during the Great Recession, NYC’s share
NYC
of the Region’s employment gains is at +200k
North NJ
an all-time high, more than doubling NYC
since the employment boom of the NYC
0
1980s. The geographic shift of growth 1975 1980 1985 1990 1995 2000 2005 2008 2010 2018
toward NYC, and the city accounting -200k
for a smaller share of the Region’s
-400k
employment losses than in previous
Represents the difference in private sector employment generally for 5-year cycles, assuming 1975 as
economic cycle, marks a new pattern of the base reference year (the earliest year for which comprehensive data were available). It also includes
growth recentralization. 2008 for greater detail regarding the Great Recession, but does not include 2015, which is shown in the
following section. Source: U.S. BLS QCEW NAICS-Based Data Files, Annual Average Employment

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 7
 INSIGHT ONE

Following the Great Recession, NYC’s explosive growth accounted for 73% of the Region’s net
private sector employment gains and NYC continued to outpace the Region’s economic recovery.

The Region recuperated from private sector
employment losses during the Great Recession
within a few years, largely driven by NYC’s economic
success. However, the post-Great Recession growth
streak is now past its peak. From 2000 to 2003, the
Region experienced an economic downturn, losing
208,300 jobs, followed by a brief period of growth
leading up to the Great Recession. NYC accounted for
a greater share of job losses during the early-2000s
downturn (87%), but a lesser share of Great Recession
losses (31%) in 2009. Since 2010, the Region added
+138,000 jobs per year on average, with NYC gaining
+90,000 jobs per year on average. The Region is now
past its peak growth of +188,900 jobs (+2.2%) in 2015,
growing by +145,600 jobs (+1.6%) in the last year.
Despite a Region-wide slowdown of employment
growth, the city continued to outpace other
subregions. Since the end of the Great Recession, NYC’s
growth, which peaked at +3.8% per year (+124,900 jobs)

Private Sector Employment Annual Net Change and Annual Percent Change by Subregion, 2000­– 2018
+200k +189k
Δ Jobs per Year

+146k
+133k
+100k

-100k
2000 – 2008 2008 – 2018

-200k
-142k
+156k jobs +924k jobs
+19k jobs per year +92k jobs per year CT
HV
-300k LI
NJ
-349k NYC
-400k
1

20 16

8
00

01
00

01
00

01
00

01
00

01
00

00

01
00

00

01
01

0
–2

–2
–2

–2

–2
–2

–2

–2
–2

–2
–2
–2

–2

–2
–2

–2
–2

–2

10

16
11

12

14

17
13

15
00

09
06
01

02

04

07
03

08
05

20

20
20
20

20

20

20
20

20
20
20

20
20

20

20

20

20

+4.0%
%Δ Jobs per Year

Pre-Great Recession Post-Great Recession

+2.0%

0.0%

-2.0%
2000 – 2008 2008 – 2018 U.S.
CT
+0.2% per year +1.1% per year HV
-4.0%
LI
NJ
2008–2009 NYC
-6.0%
-4.3% Region Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files
-5.5% U.S.

8 NYC Department of City Planning

INSIGHT ONE

Pre-Great Recession, 2000 – 2008

in 2014, continued to outpace other parts +155,770 Private Sector Jobs
of the Region in the last few years. North NJ
peaked at +1.9% growth (+44,500 jobs) in 2016,
+0.2% per year
slightly below the city’s growth in that year +0.4% U.S. Average
(+2.3%). In general, most parts of the Region
Hudson Valley Connecticut
have grown more slowly in recent years,
+36k -19k
consistent with national trends.
+0.7% -0.3%
Though the Region added nearly 156,000
private sector jobs prior to the Great Long Island
Recession, private employment grew at +38k
half the rate of the U.S. average. From 2000 North NJ
+31k +0.5%
to 2008, the Region’s employment gains
were modest, with only the Hudson Valley +0.2% BX
NYC +14k
and Long Island gaining jobs faster than the +70k
MN +0.9%
-4k
U.S. average annual rate of growth. In NYC, -0.0%
+0.3% QN
boroughs outside of Manhattan also grew +20k
faster than the U.S. average, but employment BK
+0.5%
+35k
losses in Manhattan dampened the city’s SI +1.1%
overall economic performance. +5k
+0.8%

Since the Great Recession, NYC accounted

for nearly three-quarters of the Region’s
net private sector job growth, adding jobs
at more than double the rate of the U.S. Post-Great Recession, 2008 – 2018
average. NYC grew employment by an average
of +2.2% per year since 2008­—more than twice +923,950 Private Sector Jobs
the U.S. average rate of +1.0%—and accounted +1.1% per year
for 73% (674,800 jobs) of the Region’s net +1.0% U.S. Average
private sector employment gain. North NJ,
Hudson Valley Connecticut
which is home to 30% of the Region’s private
+49k +10k
sector jobs, accounted for just 10% of the
+0.7% +0.1%
Region’s net job gains in the last decade,
averaging an annual increase of +0.4%.

All five NYC boroughs contributed to the Long Island

city’s considerable post-Great Recession North NJ +76k
employment growth. Since 2008, NYC +114k +0.7%
experienced city-wide economic growth, with +0.4%
all five boroughs outpacing private sector NYC BX
+42k

employment gains in other subregions. This +675k MN

+307k
+2.1%

is especially true for Brooklyn, which grew +2.2% +1.6%

QN
+113k
private sector employment quickest in the +2.4%
BK
Region (+4.5% per year) and more than four +200k
SI
times the U.S. average annual growth since the +12k
+4.5%

Great Recession. +1.4%

Depicts net private sector job change and percent annual change.
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 9
 INSIGHT ONE

The recentralization of employment growth Total Private Sector Employment Gains*

after the Great Recession builds on a long-term
by NYC Boroughs and Subregions
shift in growth patterns within the Region, as
Pre- vs. Post-Great Recession
non-Manhattan boroughs continued to rise in
economic importance. From 1990 to 2000, North
NJ played a strong role in driving the Region’s +220k jobs gained
economic growth, accounting for 37% of total 2000 – 2008 NYC
private sector employment gains* and capturing 34%
a greater share of total job growth than NYC. In BX
that decade, non-Manhattan boroughs accounted 6%
Hudson Valley
for 19% of the Region’s total private sector BK
17%
employment gains. From 2000 to 2008, North NJ’s 16%
share of the Region’s total private sector job gain
declined to approximately one-third, while the
non-Manahttan boroughs’ share grew to one-
Long Island QN
17% 9%
third, offsetting employment losses in Manhattan.
Those boroughs, which were historically bedroom SI 2
%
communities to Manhattan, have experienced a North NJ
long-term pattern of economic expansion and are 32%
strengthening as job destinations.

Since the Great Recession, a resurgent

Manhattan and continued growth in other NYC
boroughs increased the city’s share of the
Region’s total employment gains from one-
third of jobs added from 2000 to 2008 to nearly
+945k jobs gained
2008 – 2018
three-quarters of jobs added from 2008 to 2018. CT NYC
Manhattan, home to 24% of the Region’s jobs,
HV BX 71%
accounted for 32% of the Region’s private sector
LI 5% 4%
employment gains from 2008 to 2018. Continued
8%
job growth in non-Manhattan boroughs, notably
BK
in Brooklyn and Queens, also supported the
21%
Region’s strong post-Great Recession economic NJ
growth. Though the rest of the Region gained more 15%
jobs post-Great Recession (+273,700) than pre-
Great Recession (+145,900), the rest of the Region SI
accounted for a smaller share of the Region’s total QN MN
job gains in the last decade. 12% 32%
Consistent with its disproportionate share of
post-Great Recession employment growth, NYC
now accounts for a greater share of the Region’s
wages than in the prior two decades.10 In 2000,
NYC represented 46% of the Region’s $589 billion *Shares of gain by subregion represent aggregations of private
in private sector employee wages, generating $270 sector job gains only for counties which added jobs. These shares do
billion (in 2018 dollars). In 2018, NYC employee not represent net gain, which includes counties registering losses in
subregion totals. For example, Manhattan and Connecticut counties
wages represented more than half of the Region’s
(grouped as the CT subregion) lost jobs from 2000 to 2008, and
wages, growing by nearly +$90 billion over two therefore are not represented in the pie for that period (i.e. 0% of
decades to $360 billion. NYC accounted for 79% pre-Great Recession employment gains).
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

10 NYC Department of City Planning

INSIGHT ONE

of the Region’s net private sector wage growth Total Private Sector Wages by Subregion (2018 $Billions)
between 2000 and 2018, growing at +1.8% per
year on average. The rest of the Region grew by $707B
+1.1% per year from 2000 to 2018, slower than the
national average growth of +1.4%. Connecticut $641B CT 8%
wages declined from 2000 to 2018, while North NJ $589B $603B HV 6%
CT 9%
grew more slowly than Long Island and the Hudson CT 9% LI 9%
CT 9% HV 7%
Valley. North NJ grew private sector wages by +0.3% HV 7%
HV 7% LI 9%
on average per year, from $172 billion in 2000 (in North NJ
LI 9%
2018 dollars) to $182 billion today. LI 9%
$182
North NJ 26%
Employee wage gains and losses in NYC have North NJ $173 North NJ
the greatest impact on the Region’s annual 27% $164
$172
27%
wage change. Annual change in employee wages, 29%
which includes payroll compensation as well as
other forms of compensation such as bonuses and NYC
stock options, exhibits a more variable geographic NYC NYC $360
NYC $310
distribution and temporal pattern than that of job $287 51%
$270 48%
change. Much of the Region’s wage growth or loss 46% 48%
in a given year is due to NYC. As will be discussed
in the following section, much of this variability is
driven by the finance, insurance, and real estate
sectors. The Region, however, grew total private 2000 2008 2010 2018
sector wages at less than half the rate of the U.S. Wages represent aggregate annual private sector wages for the indicated years, adjusted for inflation
and reported in 2018 billions of dollars. Source: U.S. BLS QCEW County High-Level NAICS-Based Data File
average since the Great Recession.

Annual Net Change in Private Sector Wages by Subregion, 2000 ­– 2018 (2018 $Billions)
+$40B +$37B

+$30B +$27B

+$20B

+$8B
+$10B

$0
CT
-$10B HV
2000 – 2008 2008 – 2018 LI
NJ
-$20B +$52B +$65B NYC
-$27B
+1.1% per year +1.0% per year
-$30B
U.S. +0.7% per year U.S. +1.9% per year
-$40B

-$50B
-$54B
-$60B
01 02 03 04 05 06 07 8 09 10 –11 12 13 14 –15 16 –17 18
00– 01
–
02– 03– 04– 05– 06– 07–0 08– 09– 10 11– 12– 13– 14 15– 16 17–
20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20

Wages are reported in 2018 dollars. Please refer to About the Data for additional information about employee wages. Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, 2000–2018

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 11
 INSIGHT TWO

The Region experienced varied growth across sectors. Office gains—the

highest value employment—concentrated in NYC, while institutional
sectors served as the largest source of employment and wage growth
elsewhere in the Region. Industrial and local services sectors supported
economic gains after the Great Recession, but that growth is slowing.

Over the last two decades, the Region
experienced varied employment growth
trends across the office, institutional,
industrial, and local services macro sectors.
Total Private Sector Employment by
Industry Macro Sector, 2000 ­– 2018
3.0M

After experiencing losses during the early 2000s 2.5M

economic downturn and the Great Recession, office
employment has surpassed 2000 employment. The
2.0M
Region, which had 2.68 million office jobs in 2000,
experienced declines during the two recession cycles.
Since 2010, the Region added office jobs, surpassing 1.5M
2000 employment in 2016, and is currently at peak Office
employment—2.78 million jobs. This represents 4% 1.0M

growth over 20 years.

2.5M
The institutional macro sector was immune to the
effects of economic downturns and experienced
2.0M
steady, continual growth. In 2000, the Region
employed 1.38 million people in institutional jobs,
accounting for 17% of the Region’s private sector 1.5M
employment. Today, the Region employs 2.09 million Institutional
people in the institutional macro sector, representing 1.0M
a growth of 51% over the last 20 years—the most of any
macro sector—and accounting for 23% of the Region’s 2.5M
private sector employment in 2018.
The industrial macro sector continued to decline, 2.0M
and though it experienced a modest upswing since
the Great Recession, the Region has lost industrial 1.5M
jobs since 2000. Following exacerbated losses during
the Great Recession, the Region grew industrial jobs Industrial
1.0M
since 2010. However, the industrial macro sector,
which was 25% of the Region’s employment in 2000
(2.02 million) and the second-largest macro sector, 2.5M
represented just 19% of the Region’s employment in
2018 (1.72 million). That share remained consistent 2.0M
despite recent growth, as other macro sectors grew
faster post-Great Recession. 1.5M
With the exception of a small dip during the
Local Services
Recession, local services employment grew steadily 1.0M
2000

2008
2006
2004
2002

2010

2018
2016
2014
2012

12 NYC Department of City Planning

INSIGHT TWO

over the last two decades, but recently has slowed. This Office jobs, especially in the finance, insurance, and real
macro sector grew second-most following institutional, estate (FIRE) sectors, heavily influence annual shifts in
by +30% since 2000. It now represents the second largest the Region’s employee wages. Wages include various forms
macro sector in the Region, employing 2.56 million people. of compensation (e.g., salaries, bonuses). Though annual
office employment change exhibits growth or loss patterns
The composition of the Region’s annual private sector
consistent with other macro sectors, large swings in the
employment change shows all four macro sectors
office FIRE sectors disproportionately influence the Region’s
supported recent job growth. Prior to the Great Recession,
annual wage fluctuations11. Despite smaller magnitudes,
institutional and local services job gains offset office and
other macro sectors display a more consistent pattern
industrial job losses. Since the Recession, all four macro
between wage change and employment change.
sectors have grown employment.

Annual Net Change in Private Sector Employment by Macro Sector, 2000 ­– 2018
+200k

+100k

0
Local services
Industrial
-100k Institutional
2000 – 2008 2008 – 2018 Office
+156k jobs +924k jobs
-200k
+0.2% per year +1.1% per year
U.S. +0.4% per year U.S. +1.0% per year
-300k

-400k
1 02 3 5 7 –11 12 13 –17
–0 –0 –0
4
–0 –0
6
–0 –0
8
–0
9
–10 11– 12–
14 –15 16 18
00 01
–
02 03 04 05 06 07 08 09 10
20 13– 14 15– 16 17–
20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20

Annual Net Change in Private Sector Wages by Macro Sector, 2000 ­– 2018 (2018 $Billions)
+$40B

+$20B

Local services
-$20B Industrial
2000 – 2008 2008 – 2018 Institutional
Office-other
+$52B +$65B Office-FIRE
-$40B +1.1% per year +1.0% per year
U.S. +0.7% per year U.S. +1.9% per year

-$60B
01 02 03 04 05 06 07 8 09 10 –11 12 13 14 –15 16 –17 18
0 0– 01
–
0 2– 0 3– 0 4– 0 5– 0 6– 0 7–0 0 8– 0 9– 10 11– 12– 13- 14 15– 16 17–
20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20

Despite relatively even distribution of annual employment growth by sector, office FIRE sector jobs account for a disproportionate share of the
annual private sector wage change. Remaining office sector wages perform more consistently with annual employment growth.
Wages represent aggregate annual private sector wages for the indicated years, adjusted for inflation and reported in 2018 dollars. See About the Data for additional details on wage
change. Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, Annual Average Employment and Total Wages, 2000-2018.

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 13
 INSIGHT TWO: OFFICE EMPLOYMENT

Since 2011, the Region averaged gains of more than Post-Great Recession office employment growth is
40,000 office jobs per year, most of which were added in characterized by a shift away from finance and insurance
NYC. Over the last 20 years, the Region’s economic cycles sectors, and toward other office sectors. NYC experienced
mirrored employment change in the office macro sector. diversified job growth, losing the fewest finance and
Manhattan experienced the majority (72%) of the Region’s insurance jobs among the subregions, while growing
net office job losses during the early 2000s downturn, employment in all other office sectors. This is especially
particularly in the wake of the dot-com burst and the 9/11 true in the information sector, where NYC job gains were
attacks. NYC accounted for half of the Region’s employment not enough to offset job losses in the rest of the Region.
losses in 2009, but represented three-quarters of net office The rest of the Region’s office job growth was experienced
jobs gained since 2011. The Region’s growth peaked in 2011 predominantly in professional, scientific and technical
and 2015, adding more than +54,000 jobs in those years, but services, and in administrative and support services12.
has experienced slower job growth since 2015.

Annual Net Change in Office Employment by Subregion, 2000 ­– 2018

+75k
Δ Employment (thousands)

+54k +54k +45k

+46k

+25k

-25k
2000 – 2008 2008 – 2018

-75k
-81k jobs +180k jobs
-0.4% per year +0.7% per year
U.S. +0.4% per year U.S. +1.1% per year CT
-125k -108k HV
LI
NJ
-151k NYC
-175k
1
–0 –0
2
–0
3
–0
4
–0
5
–0
6
–0
7
–0
8
–0
9
–10 10
–11 11–
12
12–
13
13–
14 –15
14 15–
16 –17
16 17–
18
00 01 02 03 04 05 06 07 08 09 20 20 20 20 20 20 20 20
20 20 20 20 20 20 20 20 20 20

Net Change in Office Employment by Sector and Subregion, 2008 ­– 2018

+100k
+100k +84k CT
Δ Employment (thousands)

+75k
HV
+19
LI
+50k NJ
-1k NYC
+69 +66
+25k
+39 +16k +18k
-39k
0
-21 -14
-25k

-50k
Finance & Real Estate, Professional, Management Administrative &
Information
Insurance Rental & Leasing Scientific & of Companies* Support Services*
Technical Services*

*Indicates an industry in which one or more counties within the subregion did not disclose employment data in 2008 and/or in 2018; therefore, reported
change may not reflect actual change. Please refer to About the Data for more information. This chart reports NAICS 2-digit industry sectors, with the exception
of Administrative & Support Services (NAICS 561). Sources: U.S. BLS QCEW NAICS-Based Data Files County High-Level and by Industry, Annual Average.

14 NYC Department of City Planning

INSIGHT TWO: OFFICE EMPLOYMENT

Office Employment Net Change and Percent Annual Change by Subregion, Pre- vs. Post-Great Recession

2000 – 2008 2008 – 2018

Hudson Valley Connecticut Hudson Valley Connecticut

+2k -21k +350 -7k
+0.2% -1.2% +0.0% -0.4%

North NJ Long Island North NJ Long Island

-13k -9k +1k -7k
-0.2% -0.4% +0.0% -0.3% ΔJobs by County
Gain of more than 15k jobs
NYC NYC +5,001 to +15,000
-40k +193k +2,501 to +5,000
-0.4% +1.6% +2,500 to -2,499
-2,500 to -4,999
-5,000 to -9,999
Loss of 10k or more jobs
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

Though the Region’s rate of office growth since Office Wages Net Change and Percent Annual Change
the Great Recession was slower than the U.S. by Subregion, 2008 ­– 2018
average, geographic variation in job gains ΔWages (2018 $Billions)
suggests a realignment, with office employment $0 +$5B +$10B +$15B +$20B
concentrating in NYC and other select locations.
NYC added +192,900 office jobs over the last
decade, including losses sustained during the +$21.1B
NYC
Great Recession. Manhattan alone added +142,600 +1.0%
office jobs, followed by Brooklyn (+31,200), Queens
(+15,800), Hudson, NJ (+10,800), and Somerset, NJ
(+7,300). Brooklyn grew office jobs most quickly
North +$6.9B
in the Region, +4.3% per year, approximately four
NJ +0.9%
times the U.S. average. Queens, Manhattan, Hudson,
NJ, and Ocean, NJ counties also outpaced the U.S.
average. Meanwhile, select areas in North NJ and
Connecticut that are home to sizable shares of
+$0.5B
the Region’s office employment (i.e., Bergen and LI
+0.2%
Essex in NJ, and Fairfield, CT with 294,600 office jobs
combined) sustained continued job losses pre- and
post-Great Recession.
+$0.3B
NYC and North NJ accounted for the majority HV +0.2%
of the Region’s growth in employee wages over
the last decade, with both areas growing by
approximately +1% per year. Nationally, total
wages generated by office employment grew more -$1.7B
CT
than twice the rate of job growth. Though the -0.7%
Region grew office wages more slowly than the
U.S. +2.5% per year
U.S., it added +$27.1 billion since 2008, of which NYC
accounted for nearly 80%. Wages represent county-reported total private sector wages aggregated by subregion.
To calculate change, 2008 reported wages were adjusted for inflation to 2018-dollars.
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, Total Wages

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 15
 INSIGHT TWO: INSTITUTIONAL EMPLOYMENT

The institutional macro sector grew continually over Ambulatory health care services, which include locally-
the last two decades and increasingly since the Great serving jobs such as doctors’ offices and home health
Recession. The institutional macro sector, immune to aides, accounted for more than half of the institutional
economic downturns in the early 2000s and during the job growth since the Great Recession. Public policy and
Great Recession, consistently expanded over the last 20 programs that have expanded access to health insurance
years, averaging +2.5% and +2.6% annual growth pre- and coverage affected the healthcare sector’s tremendous
post-Great Recession, respectively. Since 2008, the Region growth, with the Region notably gaining +85,550 social
added +433,550 private sector education and healthcare assistance jobs and +222,200 ambulatory health care
jobs. NYC gained the most jobs and grew most quickly in the services jobs in the last decade. NYC added +144,750
Region, with accelerating annual growth following the Great ambulatory health care jobs (+9.0% per year), nearly half of
Recession at its highest in the last year (+5.0%). The Region's which were in Brooklyn (+71,500). North NJ also substantially
annual institutional employment growth over the last two grew employment in this sector, adding +41,050 jobs (+2.8%
decades was also highest in 2018, when the Region added per year). Other notable institutional job gains were in
+70,500 institutional jobs (+3.5%). hospital employment on Long Island (mostly Nassau County)

Annual Net Change in Institutional Employment by Subregion, 2000 ­– 2018

+75k +71k
Δ Employment (thousands)

2000 – 2008 2008 – 2018

CT
+277k jobs +434k jobs HV
+2.5% per year +2.6% per year LI
U.S. +3.1% per year U.S. +2.6% per year
+50k NJ
+44k
+40k +40k

+28k +28k
+25k
+20k NYC

0
1
–0 –0
2
–0
3
–0
4
–0
5
–0
6
–0
7
–0
8
–0
9
–10 –11
10 11–
12
12–
13
13–
14 –15
14 15–
16 –17
16 17–
18
00 01 02 03 04 05 06 07 08 09 20 20 20 20 20 20 20 20
20 20 20 20 20 20 20 20 20 20

Net Change in Institutional Employment by Sector and Subregion, 2008 ­– 2018

+250k CT
Δ Employment (thousands)

+222k
HV
+200k LI
+17
NJ
+41 NYC
+150k

+100k
+79k
+72k
+145
+50k +18
+30k
+51
+19 +16k +38
0
Educational Ambulatory Health Nursing & Residential
Hospitals Social Assistance
Services Care Services Care Facilities

Healthcare subsectors’ change contains one or more counties within the subregion that did not disclose employment data in 2008 and/or in 2018;
therefore, reported change may not reflect actual change. Please refer to About the Data for more information. This chart reports NAICS 2-digit
(Educational Services) and 3-digit industry sectors (all others). U.S. BLS QCEW NAICS-Based Data Files County High-Level and by Industry, Annual Average.

16 NYC Department of City Planning

INSIGHT TWO: INSTITUTIONAL EMPLOYMENT

Institutional Employment Net Change and Percent Annual Change by Subregion, Pre- vs. Post-Great Recession

2000 – 2008 2008 – 2018

Hudson Valley Hudson Valley
Connecticut Connecticut
+21k +35k
+1.8% +26k +2.1% +25k
+2.4% +1.5%

Long Island Long Island

North NJ +41k North NJ +50k
+84k +3.0% +84k +2.4%
ΔJobs by County
+3.0% NYC +1.9% NYC Gain of more than 15k jobs
+105k +240k +5,001 to +15,000
+2.2% +3.5% +2,501 to +5,000
+2,500 to -2,499
-2,500 to -4,999
-5,000 to -9,999
Loss of 10k or more jobs
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

and educational services in NYC. Two-thirds of the Institutional Wages Net Change and Percent Annual
Region’s private educational services jobs were Change by Subregion, 2008 ­– 2018
gained in Manhattan (+34,400). ΔWages (2018 $Billions)
$0 +$5B +$10B +$15B
Gains in NYC—especially in non-Manhattan
boroughs—are driving the Region’s institutional
sector growth. Brooklyn has added more than NYC +$13.9B
100,000 institutional jobs since 2008 (+5.0% per +3.7%
year), accounting for 24% of the Region’s gain
despite housing only 13% of the Region’s private
sector institutional employment. Brooklyn’s growth
accelerated in recent years, averaging +8.6% annual North +$4.1B
growth since 2016, representing +20,000 jobs per year. NJ +1.7%
Institutional job growth in Queens also outpaced
the Region and the U.S., adding +47,300 jobs since
2008 (+4.0% per year). Manhattan (+62,700), the
LI +$4.2B
Bronx (+21,450), and Staten Island (+5,550) also grew
+3.8%
considerably. Outside of NYC, growth was mostly on
Long Island (Nassau +33,800, Suffolk +16,300), and
spread throughout North NJ.

Institutional employment wage growth of +$27 HV +$2.1B

billion represented more than one-third of the +2.5%
Region’s wage gains since 2008. NYC represented
more than half of the Region’s net institutional wage
gains, and outpaced the average annual rate of U.S.
+$1.5B
institutional wage growth. NYC’s institutional wage CT
+1.6%
growth also slightly outpaced the rate of the city’s job
growth. Long Island institutional wages grew quickest U.S. +2.9% per year
in the Region, and at 1.6 times the rate of Long Wages represent county-reported total private sector wages aggregated by subregion.
Island’s institutional job growth. To calculate change, 2008 reported wages were adjusted for inflation to 2018-dollars.
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, Total Wages

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 17
 INSIGHT TWO: INDUSTRIAL EMPLOYMENT

Though the Region’s industrial employment declined Growth in the transportation and warehousing and
over the last two decades, there has been modest— construction sectors did not offset losses in the
albeit slowing—job growth since 2012. Prior to the Great manufacturing sector since the Great Recession. Logistics
Recession, the Region generally sustained year-on-year employment growth, the main driver of industrial job gains
losses of industrial employment, with losses peaking in 2002. since the Great Recession, was concentrated in North NJ
Following a slight gain in 2007, the Region continued to lose and NYC, especially in counties with the Region’s major
industrial jobs through 2011. Since 2011, industrial jobs have airports (Queens, Essex) and those located along the
grown in most parts of the Region, peaking at +2.2% annual Interstate 95 corridor (Middlesex, Mercer, Union, Bergen,
growth in 2015 (+36,000 jobs), but slowing to +1.1% growth in New Haven). Construction employment grew most notably in
the last year (+19,500 jobs). Despite a -0.3% average annual NYC, followed by Long Island. Gains in these sectors did not
decline since the Great Recession, the Region grew industrial counterbalance manufacturing and wholesale trade declines,
jobs slightly below the U.S. average from 2013 to 2018, +1.6% which were experienced throughout the Region. The
versus +1.9% per year, respectively. significant loss of manufacturing jobs post-Great Recession

Annual Net Change in Industrial Employment by Subregion, 2000 ­– 2018

+50k +36k
Δ Employment (thousands)

+10k +20k

-50k
2000 – 2008 2008 – 2018
-241k jobs -61k jobs
-100k -95k
-1.5% per year -0.3% per year
CT
U.S. -0.7% per year U.S. +0.1% per year
HV
-150k LI
-160k NJ
NYC
-200k
1
–0 –0
2
–0
3
–0
4
–0
5
–0
6
–0
7
–0
8
–0
9
–10 –11
10 11–
12
12–
13
13–
14 –15
14 15–
16 –17
16 17–
18
00 01 02 03 04 05 06 07 08 09 20 20 20 20 20 20 20 20
20 20 20 20 20 20 20 20 20 20

Net Change in Industrial Employment by Sector and Subregion, 2008 ­– 2018

+75k CT
Δ Employment (thousands)

+35k +44k HV
LI
+25k +26
+25 -116k +6k NJ
-29k +13
0 NYC
-25 -16
-25k
-45
-75k
-14
-22
-125k
Construction Manufacturing Wholesale Trade Transportation & Utilities, Waste
Warehousing Management &
Remediation Services
All industrial subsectors contain one or more counties within the subregion that did not disclose employment data in 2008 and/or in 2018; therefore, reported
change may not reflect actual change. Please refer to About the Data for more information. This chart reports NAICS 2-digit industry sectors, and groups Waste
Management & Remediation Services (562) with Utilities (22). This chart does not include changes in the Natural Resources and Mining super sector (1011), for
which total change was less than 1,000 jobs for the region. Sources: U.S. BLS QCEW NAICS-Based Data Files County High-Level and by Industry, Annual Average

18 NYC Department of City Planning

INSIGHT TWO: INDUSTRIAL EMPLOYMENT

Industrial Employment Net Change and Percent Annual Change by Subregion, Pre- vs. Post-Great Recession

2000 – 2008 2008 – 2018

Hudson Valley Hudson Valley
-4k Connecticut -11k Connecticut
-0.3% -30k -0.6% -26k
-1.8% -1.4%

Long Island Long Island

North NJ North NJ
-15k -500
-108k -34k
-0.7% -0.0%
-1.7% -0.5% ΔJobs by County
NYC NYC Gain of more than 15k jobs
+5,001 to +15,000
-85k +10k +2,501 to +5,000
-1.9% +0.2% +2,500 to -2,499
-2,500 to -4,999
-5,000 to -9,999
Loss of 10k or more jobs
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

reflects a continuation of the previous decade, with Industrial Wages Net Change and Percent Annual
the Region losing -191,900 manufacturing jobs from Change by Subregion, 2008 ­– 2018
2000 to 2008 and declining by -3.2% per year.
ΔWages (2018 $Billions)
Non-Manhattan NYC boroughs and select counties -$4B -$2B $0 +$2B +$4B
around the Region gained industrial employment
in the post-Great Recession, a departure from +$3.0B
NYC
Region-wide decline pre-Great Recession. +0.8%
Queens grew the greatest number of industrial
jobs (+12,200), driven by logistics sector growth,
followed by Mercer (+6,600) and Middlesex (+6,300)
in North NJ. Meanwhile, other counties within North North -$3.9B
NJ experienced industrial sector declines, especially NJ -0.7%
Morris, Bergen, and Essex, areas that particularly
suffered from manufacturing and wholesale trade
declines. Industrial employment gains in Suffolk and
Orange counties did not offset job losses elsewhere LI +$0.7B
in Long Island and the Hudson Valley, respectively. +0.4%

The Region lost -$3.2 billion in industrial

employment wages since 2008, representing a
decline of -0.2% per year. NYC and Long Island were HV -$1.3B
the only areas in the Region that grew industrial -1.0%
employment wages since 2008. NYC grew wages at
pace with the U.S. average and added +$3.0 billion,
while Long Island added nearly +$1.0 billion. Though
the other subregions lost industrial wages in total -$1.8B
CT
after the Great Recession, the Hudson Valley and -1.3%
North NJ experienced industrial wage growth since U.S. +0.8% per year
2013, but not enough to offset earlier losses.
Wages represent county-reported total private sector wages aggregated by subregion.
To calculate change, 2008 reported wages were adjusted for inflation to 2018-dollars.
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, Total Wages

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 19
 INSIGHT TWO: LOCAL SERVICES EMPLOYMENT

Local services employment grew nearly every year since Though jobs were added across all local services sectors,
2000, but recently has slowed. With the exception of a -3% the majority of gains were attributable to leisure and
decline in jobs during the Great Recession, local services hospitality sectors. More than 60% of post-Great Recession
employment grew Region-wide throughout the last two employment growth is attributable to the accommodations
decades. Post-Great Recession growth peaked in both 2012 and food services sector, which was experienced Region-
and 2014, when the Region grew local services jobs by wide. NYC accounted for nearly all retail sector growth
+3.4% (+74,900) and +3.3% (+78,500), respectively. Though since 2008, whereas growth was more distributed in arts,
the Region gained +371,900 local services jobs over the entertainment, and recreation and other services sectors.
last decade, annual growth in the last year slowed to just NYC captured 56% of the job gains in the arts, entertainment,
+0.4% (+10,200). Though the slowdown is consistent with U.S. and recreation sector, mostly in Manhattan and Brooklyn,
trends, the Region’s growth from 2017 to 2018 was just one- as changing consumer habits and increased tourism fueled
third of the U.S. average rate of growth (+1.4%). growth. The other services sector growth, which includes

Annual Net Change in Local Services Employment by Subregion, 2000 ­– 2018

+100k
Δ Employment (thousands)

+75k +79k

+44k
+50k
+37k

+6k +10k
0

2000 – 2008 2008 – 2018

+218k jobs +372k jobs CT
-50k HV
+1.4% per year +1.7% per year LI
-67k
U.S. +0.8% per year U.S. +1.0% per year NJ
NYC
-100k
1
–0 –0
2
–0
3
–0
4
–0
5
–0
6
–0
7
–0
8
–0
9
–10 –11
10 11–
12
12–
13
13–
14 –15
14 15–
16 –17
16 17–
18
00 01 02 03 04 05 06 07 08 09 20 20 20 20 20 20 20 20
20 20 20 20 20 20 20 20 20 20

Net Change in Local Services Employment by Sector and Subregion, 2008 ­– 2018
+250k CT
+228k
Δ Employment (thousands)

+13 HV
+200k +18 LI
+27 NJ
+150k NYC
+40

+100k

+130 +47k +55k

+50k +44k
+49
+25 +31 -3k
0
Arts, Accommodation
Entertainment, Retail Trade Other Services Unclassified
and Food Services
and Recreation

Sources: U.S. BLS QCEW NAICS-Based Data Files County High-Level and by Industry, Annual Average

20 NYC Department of City Planning

INSIGHT TWO: LOCAL SERVICES EMPLOYMENT

Local Services Employment Net Change and Percent Annual Change by Subregion, Pre- vs. Post-Great Recession

2000 ­– 2008 2008 – 2018

Hudson Valley Hudson Valley
Connecticut Connecticut
+19k +6k +24k +18k
+1.1% +0.4% +1.1% +0.9%

Long Island Long Island

North NJ North NJ
+24k +34k
+71k +1.0% +63k
+1.1%
+1.4% +0.9% ΔJobs by County
NYC NYC Gain of more than 15k jobs
+97k +232k +5,001 to +15,000
+2,501 to +5,000
+1.8% +3.1%
+2,500 to -2,499
-2,500 to -4,999
-5,000 to -9,999
Loss of 10k or more jobs
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files

businesses such as laundromats and home appliance Local Services Wages Net Change and Percent Annual
repairs, also grew throughout the Region. Change by Subregion, 2008 ­– 2018
Both prior to and after the Great Recession, every ΔWages (2018 $Billions)
$0 +$5B +$10B +$15B
county in the Region added local services jobs,
with NYC gaining the most. Though NYC accounts
for 39% of the Region’s local services jobs, the city NYC +$12.3B
experienced nearly two-thirds of employment gains +3.8%
since 2008. Growth occurred in all five boroughs, with
Manhattan adding the most (+115,800) and Brooklyn
growing most quickly (+5.5% per year) in the city
and Region. The Bronx (+3.1%), Brooklyn, Manhattan North +$1.8B
(+2.5%), and Queens (+3.3%) all outpaced the U.S. NJ +0.8%
average annual rate of local services employment
growth post-Great Recession. Suffolk (+18,200) and
Nassau (+15,300) counties on Long Island added
jobs as well, though they grew more slowly than LI +$1.2B
+1.2%
NYC, while Hudson County, NJ grew quicker than any
county outside the city, adding +13,000 jobs and
growing by +3.0% per year since 2008.

Since the Great Recession, the Region gained HV +$1.0B

+$16.7 billion in local services wages, three- +1.4%
quarters of which were earned in NYC. The city’s
local services wages grew more than twice the rate of
U.S. average growth from 2008 to 2018, as NYC added
+$0.3B
+$12.3 billion in employee wages. NYC also grew local CT
+0.5%
services wages more quickly than jobs. The rest of
the Region also grew local services wages, at average U.S. +1.7% per year
rates near or below the U.S. average, suggesting a Wages represent county-reported total private sector wages aggregated by subregion.
concentration of higher-wage job growth in NYC. To calculate change, 2008 reported wages were adjusted for inflation to 2018-dollars.
Source: U.S. BLS QCEW County High-Level NAICS-Based Data Files, Total Wages

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 21
 INSIGHT THREE

NYC gained young workers, while the rest of the Region’s labor force is
aging. NYC and North NJ account for most of the Region’s new housing
development, particularly post-Great Recession. Areas gaining labor
force correlate with areas adding housing.

The Region gained more than half a million people in the participants, with the rest of the Region averaging a +3.3%
labor force since the Great Recession, growing slightly increase in the size of the resident labor force.
faster than the U.S. average. Since 201013, the Region grew
Outside of NYC, the Region’s growth of resident
labor force participants by +552,600, representing a total
workforce was attributable to an increasing number
increase of +4.8%—slightly faster than average U.S. growth
of older workers. In NYC, less than one half of the city’s
(+4.5%). NYC accounted for slightly more than half of the
labor force gain14 since 2010 was attributable to an increase
Region’s labor force growth (+309,000), representing an
in workers aged 55 and older. Other parts of the Region,
increase of +7.5%, more than twice the growth rate in North
especially Long Island, saw labor force growth driven by an
NJ and the Hudson Valley. Most counties gained labor force
aging workforce, consistent with U.S. trends.

+552,600 Labor Force Participants

2006–2010 to 2013–2017
Ulster

+4.8% Region
+4.5% U.S. Average
Litchfield

Hudson Valley Dutchess

Connecticut
Sullivan

+40k
+3.5% +31k
Orange
Putnam +2.9% New Haven

Fairfield

Westchester

Rockland
Sussex
Passaic

Bergen

North NJ Long Island

Morris
Suffolk

+131k +41k
Warren
Essex
Nassau

+3.6% +2.8%
Hunterdon

NYC
Somerset

+309k
Middlesex

Mercer

Monmouth
+7.5% Workers Aged 55+ as a Percent of Labor Force Gain

1 Dot = 25 People 92%

94% 85%
Gained/Lost 81% 81%
*See End Notes 14 for information about Ocean
population gain versus net gain. Sources:

45%
U.S. Census Bureau ACS 5-Year Estimates
2006-2010 and 2013-2017. Change
between the two periods represents
the difference between the two 5-Year
averages. Data are mapped at the Census
Tract geography but do not reflect
true locations of change. Refer to Data U.S. NYC NJ LI HV CT
Reliability for additional details.

22 NYC Department of City Planning

 INSIGHT THREE

NYC is the only area in the Region that gained resident Only five counties in the Region gained a resident labor
labor force participants aged 25 to 54. Limited clusters of force aged 25 to 54, four of which were in NYC. Growth
growth in other subregions were not substantial enough of younger workers in urban counties like Brooklyn, which
to offset broader suburban losses. Since 2010, NYC gained gained the most (+94,400) and grew quickest (+11%),
+190,800 resident labor force participants aged 25 to 54 Manhattan, Bronx, Queens, and Hudson, NJ, offset losses of
(+6.5%), 15 times the U.S. average growth since 2010. In younger workers in elsewhere in the Region. Rural counties
total, all other subregions experienced a modest decline like Litchfield, CT and Sussex, NJ declined more quickly than
of residents aged 25 to 54 in the labor force, between -3% other areas in the Region (-14% and -15%, respectively).
to -5%. Certain areas proximate to the city or located along Meanwhile, suburban counties lost more significant
commuter rail corridors did register gains of workers aged magnitudes of younger workers, such as Suffolk, LI and
25 to 54, but not enough to compensate for widespread Monmouth, NJ, (-31,800 and -17,800, respectively). In general,
suburban losses. Nearly two-thirds of the city’s resident the total population aged 25 to 54 (not just those in the
labor force growth is attributable to this age cohort (62%), labor force) declined in the Region, with the exception of
versus just 6% of the U.S.’s labor force growth on average. those five counties.

+40,620 Labor Force Participants

Ulster
Aged 25 to 54
2006–2010 to 2013–2017
+0.5% Region
Litchfield

Hudson Valley Dutchess

+0.4% U.S. Average

Sullivan

-27k Connecticut
-3.5% -32k
Orange
Putnam
-4.6% New Haven

Fairfield

Westchester

Rockland
Sussex
Passaic

Bergen

North NJ
Morris

Long Island
Suffolk

-46k
Warren
Essex

-45k
Nassau

-3.5% Union
-4.6%
Hunterdon

NYC
Somerset

+191k
Middlesex

Mercer

Monmouth
+6.5% Counties Growing Labor Force Aged 25 to 54

1 Dot = 25 People +94k

Gained/Lost
*See End Notes 14 for information about Ocean
population gain versus net gain. Source:
U.S. Census Bureau ACS 5-Year Estimates
+41k
+31k
2006-2010 and 2013-2017. Change
between the two periods represents
+23k +29k
the difference between the two 5-Year
averages. Data are mapped at the Census
Tract geography but do not reflect
true locations of change. Refer to Data
Hudson, NJ Queens Bronx Manhattan Brooklyn
Reliability for additional detail.

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 23
 INSIGHT THREE

Labor Force Change by Age Cohort, Pre-Great Recession vs. Post-Great Recession
+500k +482k
Age Cohort
+400k 65+
+309k 55–64
+300k 25–54
+300k 16–24

+200k +131k

+100k +97k +41k +91k +80k

+40k +31k

0
2000– 2010– 2000– 2010– 2000– 2010– 2000– 2010– 2000– 2010–
2010 2017 2010 2017 2010 2017 2010 2017 2010 2017

NYC North NJ Long Island Hudson Valley Connecticut

To improve the statistical reliability of calculated change, 2010 (the pre- versus post-Great Recession break point) and 2017 are representative of five-year averages from 2006-2010 and 2013-2017.
Please refer to End Notes 14 for more information. Sources: U.S. Census Bureau Decennial Census 2000; U.S. Census Bureau ACS 5-Year Estimates 2006-2010 and 2013-2017

NYC was the only subregion to gain 2000 Total and 2000–2017 Change in Labor Force
workers aged 25 to 54 pre-Great Participants by Age Cohort and Subregion
Recession and post-Great Recession.
0 500k 1.0M 1.5M 2.0M 2.5M 3.0M
Comparing labor force growth by age
cohort pre- and post-Great Recession, 16–24
growth patterns remained relatively 25–54
NYC

consistent across both periods. NYC was 55–64

the only area that gained workers aged 65+
25 to 54 in both periods, whereas North
NJ gained younger workers pre-Great 16–24
Recession, followed by losses after the
North NJ

25–54
Great Recession. 55–64
65+
The decline of resident labor force aged
25 to 54 was modest overall, but has
broader long-term implications. Modest 16–24
Long Island

declines did not significantly detract 25–54

from the core of the Region’s resident 55–64
labor force. As shown at the right, with 65+
light blue representing the total labor
force by age cohort in 2000 and dark blue 16–24
Hudson Valley

representing the change in that cohort 25–54

from 2000 to today, 25-to-54 year-olds 55–64
remain the largest source of the Region’s 65+
working resident population. However, a
continued pattern of labor force growth 16–24
outside of NYC that does not include 25–54 Labor Force Participants
younger workers could have long-term
CT

55–64 2000 Total

implications for businesses seeking to 65+ 2000 – 2017 Change
sustain their workforce.
Sources: U.S. Census Bureau Decennial Census 2000; U.S. Census Bureau ACS 5-Year
Estimates 2013-2017

24 NYC Department of City Planning

INSIGHT THREE

The Region’s housing production is concentrated in (+183,000). The Long Island, Connecticut, and Hudson Valley
geographies gaining labor force participants, suggesting subregions, which account for 30% of existing housing
that creating new housing may be both an attractor and 32% of population, accounted for just 17% of units
of population and workforce and a consequence of permitted.
demand in those areas. Nearly 458,000 new housing
More than two-thirds (69%) of the total housing units
units were issued building permits in the Region from
permitted since 2009 were in buildings with five or more
2009 to 2018. By comparison, the city of San Francisco
units (+317,555), and the remainder were mostly single-
has 398,000 total units.15 While in absolute terms a large
family homes. NYC accounted for 56% of units permitted
number, the gross additions to the housing stock represent
(+178,980) in buildings with five or more units, and North NJ
only 5% of the Region’s existing 9.1 million units. Across
accounted for 34% (+106,880). Notably, the areas in North
the Region, housing production was concentrated in NYC,
NJ that created the most housing are located along transit
which accounted for 43% of units permitted (+197,000), and
corridors or are otherwise proximate to NYC.
in North NJ, which accounted for 40% of units permitted

+457,860 Housing Units Permitted 2009 – 2018

1 Dot = 25 Units Permitted
In 1 unit building
In 2–4 unit building
Ulster

Hudson Valley In 5+ unit building

Litchfield

Dutchess

+31k
Within 90 minutes of Grand Central
Sullivan
Terminal and Penn Station by Transit
Connecticut Commuter Rail Lines

Putnam
+27k New Haven
Orange

Fairfield

Rockland Westchester

Sussex
Passaic

Long Island
Bergen
Warren

North NJ Morris
Essex
Suffolk
+19k
+183k
Nassau

Union
Somerset
Hunterdon

NYC
+197k
Middlesex

Mercer

Monmouth
Top 10 Counties by Housing Units Permitted 71
2009 – 2018 (thousands)
Data represent units produced as
reported via building permit filings and 43 46
Ocean
do not represent units completed. Permit
data are mapped by permit-issuing 34
30
municipalities and do not represent the 24
actual location of development within 17 17 19 20
those municipalities. Refer to About the
Data for more information about housing
permit data and mapping, and End Notes
16 for information regarding the 90
minute transit travelshed. Sources: U.S.
NJ

n
CT

n
,N

Qu J
NJ

Ma ns
,N
NJ

ta

kly

Census Bureau Building Permit Survey

Hu x
,
ex

en
d,

on
x,

on

ee
n,

at
el

se

oo
s

rg

(BPS) Annual files, 2009 to 2018; NYC

ea

Br

nh
le

ds
rfi

Es

Be

Br
dd

Oc
i

Department of City Planning

Fa

Mi

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 25
 INSIGHT THREE

The Region produced 30% fewer housing units per year
after the Great Recession than in the prior decade.
From 2001 to 2008, the Region collectively issued permits
for 508,800 new housing units, averaging 63,600 units per
year, but only 457,860 housing units from 2009 to 2018,
averaging 45,800 units per year. North NJ produced more
housing units in total from 2009 to 2018 than 2001 to
2008, but production per year declined by 17% on average
from the pre- to post-Great Recession. NYC's housing
production declined on average by 25% from pre- to post-
Great Recession. Other parts of the Region experienced
more substantial declines from pre- to post-Great
Recession—Long Island by -58%, Hudson Valley by -50%,
and Connecticut by -40%. Those subregions contributed
smaller numbers of new units prior to the Great Recession,
but declines in production, combined with job growth,
increase pressure on the Region’s housing market.
After the Great Recession, more housing was built in
buildings with five or more units, but that growth did
not make up for decreased production of single family
homes or two- to four-unit buildings. With the exception
of Long Island, all areas in the Region saw sustained
or increased production of buildings with five or more
housing units. In North NJ, though the average number
of units permitted per year declined, permitted units in
five-plus unit buildings increased by 53% from pre- to
post-Great Recession. Five-plus unit buildings represented
a greater share of housing production after the Great
Recession, but did not offset the Region-wide decline of
housing production in smaller residential buildings. This
suggests a post-Great Recession trend toward housing
production in locations where land is more expensive, and
in building types that are more costly to construct, with
less housing production overall.

Lake Grove, LI Harrison, NJ Stamford, CT

Average Number of Housing Units Permitted Per Year by Building Size

26k Pre-Great Recession vs. Post-Great Recession
Building Size
25k
5+ units
22k 2–4 units
20k 20k 1 unit
7 18k
18

15k
3 11
18
10k

12 6k
5k 5k 5k
7
7 3k 3k
2k 4
4 3
0
2001– 2009- 2001– 2009– 2001– 2009– 2001– 2009– 2001– 2009–
2008 2018 2008 2018 2008 2018 2008 2018 2008 2018

NYC North NJ Long Island Hudson Valley Connecticut

The pre-Great Recession period begins in 2001 for permit data, which is akin to change, for reporting consistency with employment change. Average annual production normalizes for
the difference in time coverage for pre- and post-Great Recession periods. Units are rounded to the nearest thousand. Please refer to About the Data for more information.
Sources: U.S. Census Bureau Building Permit Survey (BPS) Annual Files 2001 to 2018; NYC Department of City Planning permit data for 2010 to 2018

26 NYC Department of City Planning

INSIGHT FOUR

Shifts in the geography of job growth, housing production, and resident

labor force change are tipping the balance of employment and housing
within the Region, with implications for affordability, commuting
patterns, and transportation infrastructure.

Patterns of housing construction and employment
growth have resulted in a geographic imbalance
between NYC and the rest of the Region. This imbalance
is the result of different trends prior to and after the
Great Recession. While defining the “right” balance
of housing to jobs is challenging, comparing housing
production to job creation over time allows us to evaluate
shifting trends and assess how these patterns affect the
ability of the Region's labor force to access employment.
Today the Region averages 0.86 housing units per job,
a ratio that has remained relatively stable over time. In
other words, on average slightly more than one worker
lives in each household in the Region. Over the past two
decades, the Region issued building permits for 966,700
new housing units and added 1.12 million net new jobs,
a ratio of 0.86, which is reflective of the Region’s current
average. While comparing gross housing production to
net employment change has its limitations, these levels
represent roughly balanced housing construction and job
growth. That 20-year average is buoyed by much stronger
housing production pre-Great Recession, averaging 2.2
units permitted per net new job added from 2001 to
2008, with sustained production during the early 2000s
economic downturn. Post-Great Recession, housing
production continued at a modest and slowing pace while
the Region’s job growth skyrocketed, averaging 0.5 units
permitted per net new job.
This departure from past trends indicates that the
Region’s housing supply has not been keeping up with job
growth in recent years. This pattern would be expected to
heighten affordability challenges and create headwinds to
further business growth.

Region’s Housing Units Permitted Per Year vs. Annual Net Change in Total Employment
+200k 189k 181k
142k

+100k 96k
79k
51k
20k
0

-100k
2001 – 2008 2009 – 2018
-118k
+509k units +457k units
-200k +230k jobs +891k jobs
2.2 units permitted per job added 0.5 units permitted per job added
-300k
Housing Units Permitted
-353k Net ΔTotal Employment
-400k

01 02 03 04 05 06 07 08 09 10 20
11 12 13 14 15 16
20
17 18
20 20 20 20 20 20 20 20 20 20 20 20 20 20 20 20

To compare housing production and job change, jobs reported in the indicated year represent the difference between the reported year and the year prior, consistent with the periods
used in the previous sections of this report. Total employment includes unemployment-insurance covered public sector jobs in Federal, State, and Local government.
Sources: U.S. BLS QCEW NAICS-Based Data Files, Annual Average, rounded; U.S. Census Bureau BPS Annual files, 2001 to 2018; NYC Department of City Planning for NYC, 2010 to 2018

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 27
 INSIGHT FOUR

Housing Units Permitted vs. Net Change in Total Employment, Pre-Great Recession vs. Post-Great Recession
+800k
700k Housing Units Permitted
+700k
Net ΔTotal Employment
+600k
+500k
+400k
+300k
210k 197k 183k
+200k 176k

+100k 70k 76k 88k 68k

37k 49k 50k 48k 31k 34k 36k 27k
19k -14k 2k
0
2001– 2009– 2001– 2009– 2001– 2009– 2001– 2009– 2001– 2009–
2008 2018 2008 2018 2008 2018 2008 2018 2008 2018
NYC North NJ Long Island Hudson Valley CT

Within the Region, the balance of housing and

job production varied greatly over the last two Balance of Housing Units Permitted vs.
decades, most notably in NYC and North NJ. Though Net Change in Total Employment, 2001 – 2018
NYC produced relatively consistent numbers of new
housing units pre- and post-Great Recession, job
growth significantly outpaced housing production in
the last decade—by a rate of 3.6 net new jobs for every
unit permitted. Pre-Great Recession, the city permitted HV 700 more jobs
3 housing units for every job gained, the inverse of than units CT 76k more units than jobs
the post-Great Recession trend. This has resulted in 81k Units 64k Units
the city adding 362,900 more net new jobs than new 82k Jobs -12k Jobs
housing units produced over two decades.
North NJ also sustained consistent, significant housing
production over the last 20 years, but in contrast to
NYC, experienced limited employment growth. As a LI 62k more jobs than units
NJ 195k more units
result, North NJ permitted production of 2.3 housing than jobs 56k Units
units per net new job added to the subregion pre- 359k Units 118k Jobs
Great Recession, and 2.1 units per job post-Great 164k Jobs
Recession. The effect is a combined 194,900 more
housing units produced than net new jobs created, NYC 363k more jobs than units
an imbalance especially observed in counties across 407k Units
the Hudson River neighboring NYC. Housing growth 770k Jobs
substantially outstripping job growth suggests that
residents of these counties are increasingly working in
other areas—primarily in NYC—which has implications
for trans-Hudson commuting.
Region 155k more jobs than units
Long Island was the only area outside of NYC where
employment gains exceeded housing production, at 967k Units Permitted
a rate of 3.6 jobs per unit post-Great Recession, an 1.12M Jobs Added
intensified shift in the pre-Great Recession rate of 1.3
Sources: U.S. BLS QCEW NAICS-Based Data Files, Annual Average 2000 to 2018, rounded; U.S. Census
jobs per unit. In the Hudson Valley, modest housing Bureau BPS County-Level Annual files, 2001 to 2018; NYC Department of City Planning for NYC 2010 to 2018

28 NYC Department of City Planning

INSIGHT FOUR

production and modest job growth were roughly

Where NYC Workers Commuted From, 2000
in balance, with 700 more jobs added than units
permitted. Connecticut, particularly Fairfield County,
continued housing production while employment 3.69 Million
declined, resulting in 75,600 more housing units
From Hudson Valley and NYC Workers
Connecticut
produced than jobs added.
The shifting balance between housing production

208k
and employment growth is already affecting
commuting flows between the city and the Region.
From 2000 to 2017, the city’s workforce grew by From North NJ From Long Island
one million workers, registering a +28% increase 305k 273k
from 3.69 million workers in 2000 to 4.74 million in
2017. The NYC resident workforce, or NYC residents
who are employed within the city, grew by +29%
(+841,400). Meanwhile, the NYC in-commuter workforce
(i.e., residents of the Region who travel to work in Within NYC
NYC) grew by +24% (+186,200). As a result, NYC in- 2.9M
commuters represent 20.5% of the city’s workforce,
a slightly smaller component than the 21.2% of the
workforce that in-commuters represented in 2000.
The largest increases in the NYC in-commuter
workforce have come from workers who live in North Change in Where NYC Workers Commuted From
NJ. Since 2000, there has been an increase of +118,700 2000 – 2017
(+39%) North NJ residents traveling to NYC for work,
accounting for approximately two-thirds of total +1.0 Million
NYC in-commuter growth. Bergen, Essex and Hudson +28%
From Hudson Valley and
counties, the city’s neighbors directly to the west,
Connecticut
accounted for nearly half of the total NYC in-commuter
increase (combined). In-commuting from the Hudson
+52k
+25%

Valley and Connecticut increased by +25% (+51,800),

while in-commuting from Long Island grew the least
(+15,700), and at the slowest rate (+6%*).17 From North NJ From Long Island

While this symbiotic relationship enables the city +119k +16k*

+6%
and Region to grow, and meet the needs of its +39%
residents and businesses, recent changes in the
housing/jobs balance and commuting patterns
increase the strain on transportation networks.
The characteristics and geographic patterns of recent Within NYC
growth highlight the importance of the Region’s transit +841k
infrastructure and have significant implications for +29%
prospective long-term investments. The addition of
jobs as well as housing in highly accessible, transit-
oriented locations outside the city (and the Manhattan
core) offers an opportunity to relieve pressure *Change estimate deemed not statistically reliable at the 90% confidence level, however,
on transit networks while improving access to job a modest increase was deemed statistically significant at the 90% confidence level.
Source: IPUMS-USA, University of Minnesota; U.S. Census Bureau Decennial Census 2000
opportunities for the rest of the Region. 5% Sample; U.S. Census Bureau ACS 1-Year Estimates 2017

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 29
 End Notes
1. The World Bank, GDP in Current US$, https://data.worldbank.org.
2. U.S. Bureau of Economic Analysis (BEA) Gross Domestic Product (GDP) by
State and Metropolitan Region 2017.
3. This report uses data with years 2008 to 2010 as a midpoint, as available
per dataset, to analyze pre- and post-Great Recession trends.
4. Subregions represent aggregations of U.S. Counties (see next page).
5. Metropolitan areas are defined as U.S. Census Bureau Combined Statistical
Areas, and represent size of labor force reported in U.S. Census Bureau
American Community Survey (ACS) 1-Year Estimates 2017.
6. Housing tenure represents owner-occupied and renter-occupied housing
units reported for Combined Statistical Areas, from U.S. Census Bureau
ACS 5-Year Estimates 2013-2017.
7. NYCDCP calculated; U.S. Census Bureau LEHD LODES 2015 data.
8. Data are not disclosed for many county-level public sector education
and healthcare sectors using U.S. BLS QCEW NAICS-based files, therefore
employment totals may be larger than reported.
9. Please refer to The Ins and Outs of NYC Commuting, a NYCDCP report, for
additional information on regional commuting trends.
10. U.S. BEA GDP by State and Metropolitan Region 2017.
11. Finance, Insurance, and Real Estate sectors exhibit the highest variability
for reporting wages annually. These sectors often report Q4 bonuses and
other forms of compensation in the following year (Q1).
12. For the detailed sector change, this just refers to Administration jobs
About the Data
Employment and Wages
Employment and wage data are calculated and reported using U.S. Bureau of Labor
Statistics (U.S. BLS) Quarterly Census of Employment and Wages (QCEW) North American
Industry Classification System (NAICS)-based data files. This dataset is drawn from State
unemployment insurance (UI) covered employment records, and represents a “count of
employment and wages reported by employers covering more than 95 percent of U.S.
jobs.” It does not include self-reported employment, jobs not covered by UI, or capture
other off-record forms of employment.
Employment data represent the number of average annual jobs, and not total jobs, in
the given year. Much of this report focuses on private sector data, which provide greater
consistency over time than public sector employment data (particularly with respect to
geographic accuracy) and have fewer privacy/disclosure challenges.
Wages represent total (and not average) employee wages for a reported year. All wages
represented for historic years have been adjusted for inflation to 2018-dollars using the
Consumer Price Index Research Series Using Current Methods (CPI-U-RS) U.S. City average
annual adjustment factor, and are reported in 2018-dollars. This factor is non-seasonally
adjusted, and is indexed to December 1977. Wages include payroll compensation, as well
as other forms of compensation such as bonuses and stock options. Please refer to the
U.S. BLS for more information.
Macro Sector Definitions
Industry macro sectors represent aggregations of U.S. BLS NAICS 2-digit industry sector
employment data that generally reflect land use patterns associated with certain kinds
of professions, but are non-mutually exclusive. Industries are grouped as follows:
• Office: Office jobs include NAICS 51 Information; 52 Finance and Insurance; 53 Real
Estate and Rental and Leasing; 54 Professional, Scientific, and Technical Services;
55 Management of Companies, and 56 Administrative and Support and Waste
Management and Remediation Services jobs. These jobs are generally located in
commercial office buildings, but may also include employment in other locations.
• Institutional: Institutional jobs include NAICS 61 Educational Services and 62 Health
Care and Social Assistance. These jobs are typically located in campus-style facilities,
or in smaller commercial office buildings – as is the case for local clinics and
community-based services. Though there are a considerable number of public sector
institutional jobs, this release reports solely on private sector employment due to
data disclosure challenges, most notably in public sector education.
• Industrial: Includes NAICS 11 Agriculture, Forestry, Fishing and Hunting; 21
Mining, Quarrying, and Oil and Gas Extraction; 22 Utilities; 23 Construction; 31-33
Manufacturing; 42 Wholesale Trade; and 48-49 Transportation and Warehousing. These
jobs are generally land-intensive, found along freight corridors or in concentrated
areas/specialized zones, such as ports. However, the categories might include some
office-based employment, particularly for headquarters jobs within the sector.
30 NYC Department of City Planning
(NAICS 561) and Waste Management and Remediation Services (NAICS
562) jobs ares removed and included with Utilities in the Industrial sector
change. However, it is included in all other aggregations of office.
13. Population gain refers to aggregations of counties that registered gains
and does not include counties that registered losses. The sum of all
counties refers to net gain (inclusive of losses).
14. 2017 refers to the average of 2013-2017 and 2010 refers to the average of
2006-2010; U.S. ACS 5-Year Estimates 2006-2010 and 2013-2017.
15. U.S. Census Bureau ACS 1-Year Estimates 2017.
16. Travelsheds are calculated by NYCDCP using OpenStreetMap and General
Transit Feed Specification Data for the 31-county region, and represents
walk-to-public-transit trips to Penn Station and Grand Central Station. It
does not include vehicular travel. Travel time is shown at the U.S. Census
Block level with centroids of the blocks used as the origins of the trips.
17. The Ins and Outs of NYC Commuting.
Additional Photo/Image Credits
Cover - NASA Earth Observatory images by Joshua Stevens, using Suomi NPP
VIIRS data from Miguel Román, NASA’s Goddard Space Flight Center
Page 2 - Flickr user Doc Searls, licensed under CC BY 2.0
Page 5 - NESA by makers, Trust Katsande, Victoria Kubiaki, Ahsan S
Page 7 - Map of U.S.A. (Single Color) courtesy of FreeVectorMaps.com
Page 26 - Winwood Oaks; Town of Harrison NJ; (Harbor Point, Stamford CT)
John9474 via Wikimedia Commons
• Local services: Includes NAICS 44-45 Retail Trade; 71 Arts, Entertainment and
Recreation; and 72 Accommodation and Food Service; NAICS 81 Other Services (except
Public Administration), which includes local miscellaneous services such as dry
cleaners and mechanics; NAICS 99 Unclassified. These jobs tend to be locally serving,
and are found throughout the region.
These groupings differ slightly from the NAICS-defined super sectors, most notably in
the DCP grouping of Retail Trade with local services, rather than Trade, Transportation
and Utilities super sector. Macro sector employment and wage change reflect full
data disclosure. For sector level industry change (within macro sectors), where data
disclosure issues were encountered within the 31-county region for the 2008 or 2018
year, change was presumed zero. Therefore, subregion totals might not accurately reflect
industry-level shifts at the county level.
Labor Force Change
Using U.S. Census Bureau American Community Survey (ACS) 5-Year Estimates for
2006-2010 and 2013-2017, labor force change is calculated by aggregating county data to
subregion totals. “2010” refers to the 5-year average of 2006-2010 and “2017” refers to
the 5-year average of 2013-2017. Therefore, in actuality 2017 data are more reflective of
earlier years. 5-year data are used to ensure statistical reliability of calculated change
over time. Census tract-level mapped change may not be statistically reliable and are
intended to provide impressionistic change patterns. In examining longitudinal change,
DCP calculated margins of error for 2000 Decennial Census SF3 data consistent with U.S.
Census Bureau guidelines, or used ACS-reported margins of error. Change is reported
solely for subregions with statistically reliable change at the 90% confidence level (a
coefficient of variation below 20). Please refer to the Census Bureau for additional notes.
Housing Production
Housing production trends are calculated using the U.S. Census Bureau Building
Permit Survey annual data for counties and places. Housing permits do not represent
completions, but are recorded in the year a building permit is filed. The building size
categories are provided by the U.S. Census Bureau, please refer to their website for
more information. Data are used from 2001 onward for comparability with employment
change. Building permits are mapped by U.S. Census Bureau Minor County Divisions
(MCD) in North NJ, Hudson Valley, and Connecticut subregions; NYC PUMAs; and for those
Long Island incorporated villages reporting housing permits. For unincorporated villages,
the remaining housing permits have been allocated to MCD (town) geographies.
Geographic Precision of Map Data Visualizations
Dot density visualizations represent data mapped within specific boundaries (e.g.,
Census Tract) do not represent the actual location of people, housing units, or jobs. Dots
are illustrative only. In areas where no data are represented, values may fall below the
selected threshold and do not necessarily indicate a value of zero.
NYC Metro Region
This report covers the tri-state NYC metro region (“the Region”),
representing New York City and 26 surrounding counties in portions
of New York, northern New Jersey, and southwest Connecticut. This
definition of the region is a generally accepted modification of the U.S.
Census Bureau combined statistical area (CSA) for New York-Newark-
Bridgeport, which also includes select counties in western Pennsylvania.
The Region roughly represents the NYC commuter shed, and does not
represent a regulatory or other jurisdictional boundary. The “subregion”
geography defined in this report represents aggregations of U.S.
counties, and, with the exception of NYC, similarly do not represent
jurisdictional boundaries. Counties and subregions discussed in this
report are defined and referred to as follows, seen on the map below.
• New York City (“NYC” or “city”): Five NYC boroughs/counties, including
Bronx (County), Brooklyn (Kings County), Manhattan, (New York
County), Queens (County), and Staten Island (Richmond County). The
boroughs are occasionally abbreviated in this report as BX, BK, MN,
QN, and SI (in the same order as the previous list).
• North New Jersey (“North NJ” or “NJ”): Bergen, Essex, Hudson,
Hunterdon, Mercer, Middlesex, Monmouth, Morris, Ocean, Passaic,
Somerset, Sussex, Union, and Warren Counties
• Long Island (“LI”): Nassau and Suffolk Counties
• Hudson Valley (“HV”): Dutchess, Orange, Putnam, Rockland, Sullivan,
Ulster, and Westchester Counties
• Connecticut (“CT”): Fairfield, Litchfield, and New Haven Counties

New York
Massachusetts

Ulster
Litchfield Rhode Island
Dutchess
Sullivan Connecticut

Hudson Valley
Connecticut
(HV)
(CT)
Putnam New Haven
Orange

Fairfield
Pennsylvania Westchester
Sussex Rockland
Passaic
Bergen
Warren Morris Suffolk
Long Island
Essex
North NJ Hudson Nassau (LI)
(NJ) Union
Hunterdon
Somerset NYC
Middlesex

Mercer Monmouth Atlantic Ocean

Bronx
(BX)

Ocean Manhattan
(MN)
Queens
(QN)

Brooklyn
New Jersey
(BK)
Staten
Island
(SI)

NYC

The Geography of Jobs: NYC Metropolitan Region Economic Snapshot Second Edition 31
Credits

New York City Department of City Planning

Marisa Lago, Director
Anita Laremont, Executive Director

Regional Planning Division

Carolyn Grossman Meagher, Director
Dara Goldberg, Senior Planner
Matthew Waskiewicz, Planner
Mariya Chekmarova, Graduate Intern

Advisors and Contributors

Howard Slatkin, Deputy Executive Director, Strategic Planning
Jen Gravel, Director, Housing & Economic Development
Barry Dinerstein, Deputy Director, Housing & Economic Development
Joseph Salvo, Chief Demographer
Arun Peter Lobo, Director, Population
Joel Alvarez, Senior Demographic Analyst, Population
Kristina Schmidt, Research Coordinator, Housing & Economic Development
Yijun Ma, Transportation
Carol Segarra, Graphics
NYC Economic Development Corporation

NYC Thinking Regionally

The New York City tri-state metropolitan region is complex, marked
by layers of governance and divided management of our shared
natural resources and infrastructure. By dedicating resources to a
regional planning office, NYC is reaching out across our borders, and
investing in a more connected, strong and equitable regional future.
For more information, please contact us at regional@planning.nyc.
gov or visit our website http://www.nyc.gov/region

To view and download the data in this report please visit

http://metroexplorer.planning.nyc.gov