A study released in 2015 by the Martin Prosperity Institute of the University of Toronto in Canada showed Laredo as the most "economically segregated" smaller metro area in the United States. The wealthy tend to congregate in enclaves and gated communities, such as Plantation, Regency, Lakeside, Winfield, and Alexander Estates. Most of the poor inhabit neighborhoods known for overall and long standing poverty, particularly in the southern portion of the city. Mayor Pete Saenz, however, said development is underway downtown and in The Heights neighborhood, once the city's most affluent residential area. There are no "de facto" Anglo and African-American neighborhoods. The second and third cities cited in the study are Jackson, Tennessee, and El Paso, Texas.