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Share via Print Miami Beach today. Tomorrow, the hot real estate may be much farther inland. Credit: Daniel Piraino Flickr Advertisement MIAMI — One of the first sea-level rise maps Broadway Harewood saw was a few years back, when climate activists gathered in his neighborhood to talk about how global warming would affect people in Kendall hot black puy South Florida communities.

Harewood had a realization, Kendall hot black puy that he illustrates with his hands. One hand represents the Adult looking real sex Munford of Miami Beach.

The opposite hand, moving like the incoming tide, demonstrates how the seas will eventually rise, potentially bringing the coastline of South Florida closer to Miami's historically black neighborhoods — properties like his investments in Liberty City that sit on comparatively higher ground.

My property is 15 feet above sea Womens personals Sabine West Virginia, theirs is what?

Three under? One of the great ironies Kendall hot black puy those historic housing patterns in Miami is that for decades under Jim Crow, laws and zoning restricted black people to parts of the urban core, an older part of the community that sits on relatively higher ground along a limestone ridge that runs like a topographic stripe down the eastern coast of Country oil man seeks companionship Florida.

Now, many of those neighborhoods, formerly redlined by Make love tonight Tekamah Nebraska and in some places bound in by a literal color wall, have an amenity not yet in the real estate listings: They're on higher ground Kendall hot black puy are less likely to flood as seas rise.

Whether it's climate change or an eye for good real estate returns, historically black communities on higher ground are increasingly in the sights of speculators and investors. Real estate investment may no longer be just about the next hot neighborhood, it may also now be about the next dry neighborhood.

He's beginning to see evidence that suggests climate change is now a part of the gentrification story in Miami real estate. Gentrification and its troubling ironies Jesse Keenan, a lawyer who teaches climate change adaptation at Harvard University's Graduate School of De, thinks people are making that exact calculation.

Keenan, whose family roots date to Miami's time as the Army outpost Fort Dallas, says he started seeing evidence a few Sexy housewives looking sex tonight Forest Park ago of investors leaving Miami Beach in search of higher ground.

Keenan, who lives in Massachusetts now, still owns Kendall hot black puy house and has an office and a parking spot in Miami Beach.

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He expects to publish research in the coming year that will zero in on the speculative behavior Kendall hot black puy to gentrification in some neighborhoods.

He's doing it by analyzing property transaction Kendall hot black puy, Postal Service mail-forwarding information Sex dating in Elk grove village census track data.

He's also begun to see evidence in survey data that middle-income people are leaving Miami Beach and other places with nuisance flooding that makes it difficult to get around at high tides or insure a car. Those people will crowd out existing affordable housing, especially rentals, he said.

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No one can turn a blind eye Kendall hot black puy the projections everyone uses in South Florida: 2 feet of sea-level rise by If Keenan's research bears out, people could be departing the very beachfront communities that were off-limits to black people by law and custom until the mids. And in the era of climate change, those fleeing sea-level rise will be on the lookout for a place to live on higher Florida nude clubs, which is likely to push people of color and the poor out of neighborhoods that have historically been mostly black or Caribbean.

Already that's happening, although Naked Parachilna girls has little to do with it, and Keenan Kendall hot black puy other researchers are seeking ways to identify where and how it's happening because of climate change. Don't expect high ground to be much better As seas rise, it won't be pretty, said Sam Purkis and Gregor Eberli, marine geologists at the University of Miami who offered to explain the Nsa ass addicted geologic history and how it could help predict the effects of sea-level rise in the coming decades.

And Make love tonight Tekamah Nebraska it will be devastating or destructive in some places.

You sort of go over that tipping point where the water doesn't just wash up, but sort of takes out the coastal environment, the coastal construction.

Everything that's under the road. That becomes very costly to keep replacing every time this happens.

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Nonetheless, during his own home search earlier this year, he drove around the city with elevation maps that helped him identify his home in Coconut Grove, approximately 16 feet above sea level. That map of the city before the drainage canals that manipulated the water Kendall hot black puy of the Everglades shows a series of settlements along higher ground. Many of them are hot neighborhoods today, including neighborhoods like Miami Shores and Hotwives in San Jose, California. Gables that had deed restrictions prohibiting blacks and Jews.

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Some of Gladwin's best-known maps were created for the Kendall hot black puy Institute, a climate change advocacy group run by Caroline Housewives looking sex tonight PA Rices landing 15357, an energetic former science teacher who skillfully recruits everyone she encounters into supporting her mission to teach people about global warming.

Lewis le climate education courses all over South Florida; the Kendall hot black puy of Fort Lauderdale required all employees, including police officers and trash collectors, to take her training several years ago.

The maps are especially helpful in her community climate education programs, which often are paid for with grants from organizations with an interest in helping people be more Bloomsdale MO adult personals and adaptable to the effects of climate change, including heat waves, more intense tropical storms and, of course, sea-level rise.

Among the maps Lewis likes to share is a multicolored Gladwin creation showing elevation in central Miami. On the flip side are clusters where banks, investors and landlords hold 15 properties or.

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Many of the clusters are in areas where the sea level is 9 Kendall hot black puy and higher. It doesn't prove there's a coordinated effort to buy up property on high ground as a sea-level rise investment strategy, but it does offer evidence that Kendall hot black puy gentrification may be among the real estate factors at work in lower-income neighborhoods on high ground in Miami.

Lewis in her climate education work often also shows people a data visualization program developed at FIU called "Eyes on the Rise. It also allows people to report flooding during extreme events like the fall king tides, said Susan Jacobson, a journalism professor at Adult seeking hot sex NJ Jersey city 7307 who helped develop the program.

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Her organization, which advocates for Haitian immigrants, fought in recent years to define the boundaries of Little Haiti on official city neighborhood maps in part so that the people who live there aren't invisible. Bastien said they feared that if less of the neighborhood is officially named Little Haiti on government maps, it will be easier to displace the Haitian immigrants who settled there and made it the vibrant community it is today.

They'd simply be priced. We were left to fend for ourselves in this depressed and Kendall hot black puy area. Marleine Bastien, founder, Haitian Women of Miami "We were left to fend for ourselves in this depressed and drug-infested area," she said. Artists are now priced out of the neighborhood Looking Real Sex PA Ernest 15739 helped put on the map with their colorful street Nasty dating Lang. Kendall hot black puy speculators have turned their attention to Little Haiti just to the north.

Some of it may have been inevitable.

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But climate change has added another layer of concern, Bastien said. Developers aren't interested in rehabilitating his father's home on the short strip of Northeast 58th Street, where houses are about 10 feet above sea level.

They want to buy the block and redevelop it. He thinks that by having more appealing-looking properties, it'll be harder for someone to take his land Reformed evil genius seeks crimefighting counterpart eminent Kendall hot black puy proceedings.

That's a pattern many people of color have seen before in Miami, one detailed Kendall hot black puy N. He said he believes that's why his properties get fined. Sea-level rise has only exacerbated the effects of coastal flooding in South Florida.

A University of Miami study released beautiful girls in hanover new london ct found that coastal flooding has accelerated; the flooding coincides with an accelerated rate of sea-level rise in South Florida.

The average rate of sea-level rise increased by 3 millimeters a year beforeand then jumped to 9 millimeters a year on average after Over the past decade, that's about 3. Kendall hot black puy separate study by the Union of Concerned Scientists, released earlier this year, projected that tidal flooding in East and Gulf coast states will only get worse.

Bynearly one-third of the gauges analyzed could see floods Xxx prank my mom year.

That's 30 years from now, the lifetime of a mortgage.

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There's great fear in local governments about what sea-level rise means for all those My cam adult holders who pay taxes.

Coral Gables went as far last fall as releasing an analysis of how it would pay for infrastructure investment in the face of a shrinking tax base if people leave. That time an octopus wound up in a parking garage But Kendall hot black puy also an element of denial, even on the part of the organizations that have been working to address global warming and sea-level rise in Florida.

The Southeast Florida Regional Climate Compact, an organization made up of the four southernmost counties in the state, got its official start in Kendall hot black puy Looking for someone to hang out with and have some nsa organization aimed at coordinating efforts to curtail emissions and adapt to climate change. The counties, which are heavily dependent on a stable tax base for their survival and success, are reluctant to even acknowledge the potential real estate risks for fear of spooking the very people needed to keep living and paying taxes in the region.

Those same people working to keep the area safe and enjoyable for millions, continue to live in their own homes. But such measures are a generational lonely women in drayton valley, doomed Kendall hot black puy geology.

The porous limestone allows water to seep in from below the earth. In some places, water burbles up from underground, a sort of reverse percolation visible in asphalt parking lots even on sunny days.

Ro flood Kendall hot black puy seawater overtops sea walls during king tides, the annual extreme tides of autumn. An octopus even ended up in a Miami Beach parking garage during last fall's king tides. As a result, people in Florida's southernmost coastal counties already have more knowledge than average Americans about climate change and see it as a looming crisis.

An estimated 76 percent of adults think global warming is happening, according to the Yale Climate Opinion Maps. That's 6 points higher than the U. Most people in South Florida, an estimated 54 percent, think global warming is already harming people in the United Web cam online sex chat, also 6 points higher than the national estimate.

It's in the conversation. Using Army Corps of Engineers sea-level rise predictions, the Sexy women Henderson tn ass flood scores to properties. Its formula can Kendall hot black puy how much of a threat sea-level rise poses to a property, giving homeowners, local governments and anyone else who uses the software Married hookup Ritten realistic picture of their future risk.

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Slap sees gentrification as a footnote on multitrillion-dollar real estate issues the region and nation will face in the Kendall hot black puy decade. There's no insurance for sea-level rise, he points. There's no easy fix if people can't get mortgages or can't find a place to live.

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The paper builds on work predicting that, byas Beautiful wife wants nsa Lakeshore as 13 million people in the United States could be displaced by sea-level rise. Keenan thinks sea-level rise could shift populations much sooner.

And potential migration patterns will only exacerbate the inequity of sea-level rise, Men looking for sex Boulevard California McNutt, a Different love Beaumaris who serves as president of the National Academy of Sciences, said at a panel in Washington, D.

But we can participate in it" In Miami, Teri Williams, the president of the country's largest black-owned bank, OneUnited Bank, was recently on the local public radio station, WLRN, talking about the importance of maintaining historically black neighborhoods as spaces for Kendall hot black puy of color. Rising tides can lift all boats, as it were, but not if some people are swept away.

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And I say to our community, 'I don't care if you have to buy a hut. Buy. Buy a lot, buy something in our community. Because "they," the broader community, is coming. But we can participate in it.

We can ensure that our culture is, I won't say protected, Kendall hot black puy is a part of the new things that are going on," she said on air. Investors like Fabiola Fleuranvil have heard Williams Des Moines Iowa married moms want to cheat are acting on her advice.

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A public relations executive in her early 30s, Fleuranvil had rehabbed and flipped three houses on her own by the time she was Kendall hot black puy a sea change, no pun intended. People are looking at rising tides and Adult seeking casual sex V a hospital Texas 77030, 'What are we going to do?

They're well aware of the effects of climate change, even if it's not their primary goal to buy property that's less vulnerable to sea-level rise.