Last year’s State of the City was delivered from the heart of a neighborhood church on Dexter Avenue—a deliberate choice that centered the people who never left. This year, Mayor Mike Duggan stood on ground with a different kind of weight: the site of the old Hudson’s department store. Once a symbol of Detroit’s peak, later a marker of its decline, and now—nearly finished—a new tower rising from the scars of the past. But before Duggan spoke, Detroit set the tone.
A Black opera singer opened with “Lift Every Voice and Sing,” grounding the space in legacy and resistance. Then KEM stepped up—our sound, our soul—and sang the national anthem like only Detroit could. This wasn’t a performance. It was a call-in. A nod to the city’s cultural spine and a reminder that the people of Detroit are the reason it still stands.
Duggan knew that. That’s why he didn’t just step out alone. His wife, sons, brothers, nieces, nephews, even his in-laws were in the room. This was community showing up for one of their own. This was Detroit saying, “We did this together.”
Duggan opened by acknowledging not just power players, but the people. Members of the civilian-led Detroit Board of Police Commissioners, who serve without pay. A nod to true community service. His cabinet, who he said stood up in every crisis, like the Southwest Detroit flooding that left 400 homes under water. He recognized regional leaders Warren E. Evans, Dave Coulter, and Mark Hackel. Most notably, he saluted the City Council—reminding folks that back during bankruptcy, it felt like “Detroit vs. Everybody,” but City Council stood on that stage with him then, and stayed through every challenge since.
“Not a day goes by when somebody says, ‘What happens when you leave?’” Duggan said. “I want to show you why Detroit is going to be so much better.”
He walked the room through a 12-year journey that started with bankruptcy and ends with budget surpluses. In 2013, the city declared bankruptcy. At the time, Detroit had the highest unemployment rate in the country—almost 20%. People were fleeing. Entire blocks abandoned. By 2023, Detroit reached its lowest unemployment rate on record. Income tax revenue grew from $248 million in 2014 to $470 million in 2025. A $550 million reserve sits in place to protect Detroit’s financial future—$150 million in a rainy-day fund and $350 million in retiree protections. Duggan didn’t just reference generational wealth. He left a blueprint for how a city creates it.
No promises were made on paper without progress to show. 1,500 renters became homeowners by having their landlords’ delinquent taxes paid off. 12,000 Detroiters received help staying in their homes. That’s not hypothetical—it’s housing justice. He credited Dan Gilbert and the Gilbert Family Foundation for investing in programs to make that possible. “God bless you,” Duggan said, thanking Gilbert personally. Despite Gilbert’s serious health challenges over the past five years, his continued commitment to Detroit has remained visible, consistent, and undeniable.
The audience heard about the homes. The neighborhoods. The lives. 15,000 homes sold through the Detroit Land Bank Authority. 12,000 have already been rehabbed. Abandoned homes no longer define the blocks. Erica Ward Gerson and city council president Mary Sheffield helped sponsor beautification efforts. These weren’t quick fixes—this was deep, lasting investment. The Joe Louis Greenway, expected to complete a full loop across the city by 2027, represents what this city’s resurgence means block by block.
Sylvester Hester’s name was lifted up too—a symbol of Detroit’s Black leadership in the auto resurgence. Flex-N-Gate became the first new auto plant in over two decades. Huntington Bank, the Torgow family, the Ilitch family, and Ford were acknowledged for their role in revitalizing Detroit’s economic base. Duggan emphasized that no developer ever got a check from the city. Instead, Detroit offered tax discounts only after projects produced new revenue. The approach fueled growth, without giving away the city’s wallet.
Detroit didn’t just come back—it began to grow again. For the first time since 1957, population numbers ticked up. Something that had seemed impossible just a year ago. Duggan marked it as a turning point. “This isn’t new people coming to town getting the benefit,” he said. “This is the people who stuck and stayed.”
Violence prevention has been another front line of change. Last year, Detroit recorded the fewest homicides since 1965. A 38% drop in homicides, a 53% drop in shootings, and a 56% drop in carjackings when comparing 2025 to 2023. Duggan shouted out Fred Durhal for assembling the “ShotStoppers” program—now drawing national attention. Detroit invested $10 million into five community groups focused on preventing violence before it starts. Still, $75 million in public safety funding sits tied up in Lansing, waiting for state lawmakers to release it.
Homelessness didn’t go unmentioned either. From a $6 million budget in 2023 to $14.5 million in 2025, Detroit doubled down. 220 immediate shelter beds added. Outreach teams expanded, now working 24/6 to find and help anyone who wants shelter. Duggan acknowledged Councilwoman Mary Waters for leading that charge.
Workforce development got shine. Over 2,500 Detroiters secured jobs through Detroit at Work and JumpStart. JP Morgan Chase hired 150 workers, each making over $24 an hour. Duggan brought up a young Black man who benefited from Detroit at Work, placing his story front and center. Not a token—just real proof that the city’s investment in Black futures is taking root.
On the riverfront, Duggan praised the Detroit Riverfront Conservancy. AB Ford Park, Ralph Wilson Park, West Riverfront Park—all expected to open before year’s end. He made it plain: “The riverfront belongs to the people.” Luxury condos won’t swallow the shoreline. It’s about recreation, access, and legacy.
Duggan addressed two of Detroit’s most stubborn properties—the Renaissance Center and the Uniroyal site. He said GM delayed moving into the RenCen by 25 years and needed just 200,000 square feet, not millions. Still, Duggan urged Mary Barra not to sell the property. Developers were approached, but the cost of converting the towers—with 39 stories of concrete and steel—was too high. Then Bedrock and Gilbert stepped in. The new vision? Retain three towers, build 400 apartments, create a hotel and office space, and build a quarter-mile public promenade—“a Navy Pier for Detroit.” No upfront public cash. Only discounted taxes on the new value generated after development. That’s how Detroit does it now.
He didn’t forget the faith community either. Rev. Wendell Anthony, Bishop Charles Ellis III, Edgar Vann—all recognized. Faith leaders who held the city steady through storms.
Over the last six years, 92 housing projects built 6,000 units across the city. $1.3 billion worth of investment. Duggan said no other city has led like Detroit when it comes to building affordable housing in all neighborhoods. From Corktown to Brush Park to East Warren and Clark Park, development is no longer just downtown.
“The thing that I’m most proud of is all the projects that’s happening in the neighborhoods,” said David Howell, vice president of real estate services for the Detroit Economic Growth Corps. “Duggan talked about the discounts and the tax abatements. In 2023 and 24, 55% of those tax abatements were granted to developers who did projects outside of downtown. What does that mean? That means, this administration, along with like DEGC and the state are driving development in the neighborhoods. It’s just not happening downtown. It’s happening in all of the neighborhoods, all across the city, and black folks are getting their fair share.”
“The strong collaboration between Mayor Duggan and City Council has lifted Detroit from being one of our nation’s poorest cities just a generation ago to one where home values have surged more than 260%,” said Councilman Fred Durhal. “Our work is just starting, and we’re going to redouble our efforts to support residents, families and small businesses who choose to call Detroit home, by helping them grow generational wealth in neighborhoods across our city.”
As for what’s ahead, Duggan laid out the vision. University of Michigan’s Innovation Center. The $2 billion Henry Ford Hospital campus. Vinnie Johnson heading up development at the old State Fairgrounds. The Hudson’s site rising again. Fisher Body Plant 21 transforming. Duggan said Detroit has enough momentum, construction, and investment to carry growth through the next five years—and then some.
He pointed to major events as markers of national visibility: 775,000 visitors came to the NFL Draft with no incidents. The NCAA Final Four returns to Detroit in 2027. “Nothing stops Detroit.”
Before he closed, he offered advice to the next mayor—continue collaborating with City Council and with regional partners. That’s what made the comeback possible.
Joe Tate, who represents House District 9 in the Michigan State Legislature, reflected on the address by emphasizing its deeper meaning. “Duggan’s address showed where Detroit came from—post-bankruptcy and even before that. It was a clear reflection of the progress we’ve made,” he said. “It also showed that Detroiters are all contributing, but we’re not done. There’s still work ahead. We should carry a sense of optimism when we think about how far we’ve come and what we’ve accomplished together.”
When asked about his own political future, Tate shared that now wasn’t the right time for him to step into a mayoral role. “The next leader needs to be innovative and understand the power of collaboration,” he said. He closed his thoughts with a note of gratitude for Duggan’s leadership, thanking him for his years of service to the city.
This wasn’t just Duggan taking a victory lap. This was a final roll call for the people, the policies, and the purpose that pushed Detroit through the fire. Every name, every number, every project and policy—laid out plainly. No frills. Just facts. Just Detroit.
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