The Hidden Costs of Tourism: Amenity Migration, Rural Inequity and Tourism-Driven Development in Ticonderoga, New York

Abstract

This research investigates the effects of amenity-tourism and tourism-driven development on rural communities and their long-term residents, using Ticonderoga, New York, as a case study. Ticonderoga, a small town nestled between Lake George and Lake Champlain in upstate New York, is commonly known for its rich revolutionary and industrial history. However, as Ticonderoga undergoes a gradual transition towards a tourism-driven economy, a distinctly seasonal economic structure is produced, creating persistent socioeconomic challenges. This research employs a mixed methods approach, combining qualitative interviews with local stakeholders, policy analysis, and municipal-level financial data to capture both institutional and lived experiences of residents. The study explores key themes including housing affordability, infrastructure limitations, local governance, and labor dynamics. It also considers how regulatory frameworks such as zoning laws and occupancy tax policies interact with market dynamics to influence affordability for long-term residents. Furthermore, this research situates Ticonderoga across broader trends and cases in the United States with amenity-based economies to uncover potential intervention strategies. By engaging with literature on the interaction between amenity-migration and rural gentrification, this thesis highlights tensions between social inequity and economic growth that often accompany tourism expansion in rural neighborhoods. Overall, this thesis aims to uncover a localized analysis of the lived experiences of residents in a rural community facing tourism-driven development. It seeks to uncover meaningful policies that can help communities pursue economic revitalization through tourism while minimizing displacement.