Grand River Growth Plan -All Gibbs for City Jan 2 2026 - Flipbook - Page 72
Placemaking Opportunities
While job growth in Farmington will remain strong, the employment growth in the south Grand River
corridor will lag the city. However, Corewell Health Farmington Hills serves as a stabilizing force in the
area and will be a catalyst for real estate investment, healthcare and related jobs going forward.
Grand River Avenue’s moderate commercial market demand potential is overlooked by many in the real
estate industry. The gap in job growth is due in part to the corridor’s aged character, limited shopping
and dining offerings and other non-market related factors. The district’s commercial market demand
potential offers a considerable opportunity for growth with enhanced placemaking including the
development of a neighborhood, walkable, mixed-use village center.
Figure 10: A small neighborhood mixed-use village would offer the Grand River neighborhoods and businesses an attractive live,
work, and shopping destination. Left, Eddie Street, South Bend, IN, Right Ada, MI new villages.
Demographic Trends
Underlying demographic trends directly and indirectly impact new office potential—a growing
population suggests continued demand for local services and a strong workforce appeals to firms who
rely on filling open positions with talented workers. Farmington Hills presently has 83,400 residents and
36,000 households.
By 2029, the City’s population is projected to decline slightly to 82,700 residents in 36,400 households. It
is interesting to note that while the population is declining, the number of households is increasing. This
trend is generated in part by the aging population and adult children starting their own households.
The projected population decline is higher for the Grand River rental market trade area and the city of
Farmington Hills compared to Oakland County, Metro Detroit and Michigan. The median household
income in the City of Farmington Hills is $103,600 while the average household income is $135,000,
demonstrating the impact of high-income earning households. Overall, 65% of the City’s households earn
more than $75,000 per year, which is notably higher than Metro Detroit (50%) and Michigan (48%).
Demographic Trends
Farmington’s strong income characteristics indicate a favorable market for office space. Furthermore,
the City’s high incomes are evidence of a deep talent pool of highly educated workers which is a plus in
attracting and retaining companies and employers. This further suggests that the underlying workforce
could help attract professional office businesses to Farmington, including the south Grand River area.
Similarly, business owners living in Farmington Hills but with locations elsewhere may take advantage of
the opportunity to locate closer to home.
Grand River Corridor Office Market Analysis
Gibbs Planning Group
July 2, 2025
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