Center City is Philly’s fastest-growing area, but faces 3 key challenges: Report

As Center City’s population continues to grow rapidly, the area faces some challenges that could impact that momentum, a new report says.

The State of Center City Philadelphia 2026 report, released on April 28 by the Center City District (CCD) and Central Philadelphia Development Corporation, highlights the area’s crucial role when it comes to job opportunities, development and accessibility. In addition, the report lists three main “unresolved” policy issues that it says should be addressed “urgently” to sustain the area’s growth.

“A thriving Center City generates opportunity and prosperity for the entire city and region,” the report says.

The 116-page report expands on three pillars of CCD’s vision for downtown: commerce, culture and connection.

Here are the main takeaways from the report:

Center City holds 42% of Philly’s jobs

The report highlights Center City’s role as a major hub for jobs.

According to the report, Greater Center City, from Girard Avenue to Tasker Street, occupies 6% of Philadelphia’s land area. However, the research says the heart of the city holds 42% of its jobs — which is a total of 309,000 jobs.

In addition, the report says that half of all jobs downtown do not require a bachelor’s degree.

1 in 8 Philadelphians call Greater Center City home

It is no secret that the population in Center City is growing, and it’s growing fast.

In fact, the report says Greater Center City is the fastest growing area in Philadelphia, with one in eight Philadelphians calling this area home. Moreover, this area stands as the third largest residential downtown in the country.

According to the report, from 2011 to 2024, the population in Center City grew by 28%, which is seven times the citywide rate of 4% of the same period.

$2 billion for new development

With population growth comes the demand for new development, especially housing.

According to the report, in 2025, 21 major projects were completed in Greater Center City. There are currently two dozen projects under construction and another 19 that are in the proposal stage — representing more than $2 billion in new investment.

Multifamily apartment buildings continue to generate most new construction activity, the report says.

One of the projects highlighted in the report include Pearl Properties’ Harper Square, which is set to be the tallest apartment building in Philadelphia. The project is slated for completion in spring 2028.

In addition, there are many iconic buildings that are being redeveloped. For example, the Centre Square and the Wanamaker Building. Together, they will have more than 1,100 housing units, 300 hotel rooms, new office spaces and hundreds of thousands of square feet of retail.

More people are visiting Center City

More people have been visiting Center City in recent years. In 2026, visitor numbers are expected to break records as the city prepares to host major events, including the FIFA World Cup, the MLB All-Star Game and celebrations for America’s 250th anniversary.

The report found that the average daily volume of visitors traveling to Center City reached over 200,000 in 2025, increasing by 4% from the year before.

In 2025, the Pennsylvania Convention Center hosted 152 events and over 906,000 attendees, and 2026 is projected to be another big year with 127 events expected to draw more than 1 million visitors, according to the report.

Key policy issues

In its report, the CCD emphasized the importance of protecting the heart of the city to ensure the positive momentum doesn’t stop.

For that reason, the report lists three policy issues that are important, not just for downtown, but for the whole region.

• Incomplete progress on tax reform: According to the report, lack of progress in tax reform continues to suppress the business growth and corporate relocation that could help strengthen Center City as a regional jobs hub.
• Funding fragility of SEPTA: The report calls on “securing sustainable and adequate funding” for SEPTA, adding that the “ongoing” crises surrounding public transportation have made commutes “arduous and unpredictable.”
• Philadelphians experiencing homelessness: The report says the presence of people experiencing homelessness on downtown sidewalks and public spaces is a challenge that is “shaping perceptions of Center City,” and called on the importance of addressing this with compassion and sustained investment.

Read the full report below: