Mayor Mike Duggan’s journey as Detroit’s leader began in 2013, during one of the city’s darkest moments. The largest municipal bankruptcy in U.S. history loomed heavily over Detroit, leaving neighborhoods neglected, pensions in jeopardy, and essential services hanging by a thread. Many questioned whether the city could recover. Fast forward to 2024, and Detroit is undeniably a different city. While challenges persist, Duggan’s tenure has been marked by a transformative shift. His announcement that he will not seek re-election after 12 years as mayor signals the end of an era. Yet, as Detroit reflects on his impact, the focus also turns to what lies ahead.
Duggan expressed deep gratitude to Detroiters, who he says are the true force behind the city’s resurgence. In his remarks, he committed to finishing his final year in office by continuing to expand opportunities across neighborhoods and preparing Detroit for a stronger future. “Detroit’s story of resurgence is one of Detroiters who never gave up on their city,” Duggan said. “It has been the honor of a lifetime to serve as mayor over the past 12 years, and I am incredibly proud of what we’ve accomplished together—from emerging out of bankruptcy to becoming a vibrant, healthy city that is a model of resilience and transformation. This last year is about continuing the work we started and ensuring Detroit’s success remains rooted in opportunity for everyone.”
When Duggan began his improbable write-in campaign over a decade ago, the odds were stacked against him and the city. Emergency medical response times were the worst in the nation. Crime levels were high, and entire neighborhoods were overtaken by blight. Today, Detroit has the fastest EMS response times in the country. Crime has reached historic lows, and the number of vacant homes has dropped from 47,000 in 2014 to just 3,000. Investments in neighborhoods have helped Detroiters regain $4 billion in homeowner wealth, according to a recent University of Michigan study. These milestones reflect Duggan’s results-driven approach, but they are not the full story.
Black Detroiters have always been the heart and soul of this city. It is their resilience, culture, and determination that have carried Detroit through its toughest times. They stayed when others left, transforming neighborhoods into havens of strength and creativity. As Detroit prepares for its next chapter, the work of pouring resources into these communities is more urgent than ever. Investments in schools, parks, and businesses in historically underserved areas must be prioritized to ensure the city’s progress is felt equitably. As Duggan himself acknowledged, the foundation has been laid, but the work is far from over.
Charity Dean, a former member of Duggan’s cabinet and now the president and CEO of the Michigan Black Business Alliance, reflects on the mayor’s impact with measured optimism. “I would give him a lot of credit for the transformation that we’ve seen downtown, for sure,” Dean said. “We’ve seen neighborhood transformation, as well. We still have a long way to go in our city, for sure, but we’re nowhere near where we were in 2013.” Her comments underscore a reality that Detroiters know well: while downtown may be thriving, the neighborhoods that make Detroit special still need significant investment to truly recover.
Anika Goss, CEO of Detroit Future City, highlights the complexities of Detroit’s growth. Duggan’s administration brought industries like tech, healthcare, and advanced manufacturing to the city, creating new opportunities. But Goss emphasizes that the next administration will need to ensure those opportunities benefit all Detroiters, not just a select few. “The momentum that the Duggan administration has really put us on this fast track to revitalization, and that is something that I think every Detroiter, no matter where you live, wants to continue,” Goss said. “However, I do feel like a new administration will have the complicated challenge of really trying to figure out how that economic momentum benefits all Detroiters at every level.”
As rents rise and gentrification creeps into once-forgotten neighborhoods, affordability remains a major concern. The city has made historic investments in affordable housing—$1 billion in the last five years—but there is more to be done to ensure longtime residents can remain in their communities. Programs like the PILOT initiative aim to accelerate affordable housing development, but the next mayor must deepen this work and ensure that neighborhoods see the same attention as the downtown corridor.
For business leaders like Clifford Brown, the issue of red tape and bureaucracy has also hindered progress in developing areas like southwest Detroit and Brush Park. “Whoever comes in office has to understand that it is still extremely difficult to get deals done,” Brown said, pointing to the need for streamlined processes that encourage equitable development. Duggan himself acknowledged these barriers as recently as September, signaling that future leaders will need to prioritize cutting through the red tape to drive sustainable growth.
Rick Portwood, CEO of The Display Group, echoed similar concerns about Detroit’s high property taxes, which have deterred residents and businesses alike. “They’ve got to figure out a way to get the taxes down. That’s a barrier to entry for a lot of people,” Portwood said. Lowering these taxes would help ensure that Detroit remains accessible to families and entrepreneurs who want to contribute to its future.
Throughout his tenure, Duggan demonstrated an ability to bring together stakeholders from across the public and private sectors to tackle the city’s challenges. Sandy Baruah, president and CEO of the Detroit Regional Chamber, credited Duggan’s leadership with creating “incredible collaboration and alignment between philanthropy, the governmental community—and that’s federal, state, and local, led by the mayor—the business community, and then finally the community itself.” That ability to unify diverse groups has been critical to Detroit’s resurgence.
Ryan Maibach, president and CEO of Barton Malow Co., noted that Duggan’s approach to partnerships set him apart. “He has demonstrated a unique ability to solve problems by building partnerships with political, business, and community leaders,” Maibach said. That ability to connect policy with action allowed Detroit to rise from bankruptcy to a city with an investment-grade credit rating and $500 million in reserves. John Rakolta Jr., chairman of Walbridge Co., called Duggan’s tenure “transformative,” praising his ability to rebuild Detroit’s infrastructure and public services against daunting odds.
As Duggan prepares to step aside, Detroiters are left to grapple with what comes next. Charity Dean sees a void in leadership that must be filled by someone who can build bridges and foster unity. “If the mayor decides not to run again, hell yeah, there’s a void,” she said. “We need someone that’s going to be able to build bridges.” The stakes are high, and Detroit’s next leader must balance the city’s growth with the needs of its people, ensuring progress does not come at the expense of equity.
Duggan’s legacy is one of resilience and transformation, but his success is a testament to Detroiters themselves. It is the people of this city—particularly its Black residents—who have made Detroit a model of strength and possibility. As Duggan passes the torch, the charge for the next leader is clear: keep building, keep investing in neighborhoods, and keep fighting for every Detroiter. The foundation has been laid, but Detroit’s story is far from over. The city’s next chapter will depend on a leader who truly understands that its people are its greatest asset.
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