Garden City: difference between Eastern/Western/Mott/Estates? (Hempstead, Franklin Square: renting, condo)

[UWSmom]

My husband and I are looking to move to LI and we are thinking about Garden City. What are the Eastern & Western sections of Garden City like and how do they compare with the other sections (Mott, Estate, Central)? We are looking for houses and are surprised at the big difference in price. Is there a reason to pay more to live in another section (other than you get a bigger house of course). We saw houses on Prescott, Roosevelt, Brixton, Andover & Wellington that we liked. Is there anything that we should know about these streets? Thanks!!!!!

[Walter Greenspan]

UWSmom, price differences could reflect the fact that many places that have a "Garden City, NY 11530" mailing address (4,859 acres) are not in the Village of Garden City (3,414 acres).

When you do find a house that you like, you can find out in which community (city, village or CDP) that house is actually located, which is oftentimes different from the community named in that house's mailing address, by using the Census Bureau's online address search function. (CDP or Census Designated Place is the Census Bureau equivalent for a hamlet in Nassau and Suffolk Counties.)

And, very importantly, among other things, the Census Bureau's online address search function also indicates in which school district an address is located.


For those who may not be familiar with Garden City:

Garden City is a village (incorporated in 1919) in the north-center section of the Town of Hempstead, in the center of Nassau County, along the Hempstead/North Hempstead town line.

Beginning on the north and moving in a clockwise direction, the Village of Garden City in the Town of Hempstead is bordered on the north by the Village of New Hyde Park, the Hamlet of North New Hyde Park, the Village of Mineola and the Hamlet of Carle Place, all in the Town of North Hempstead (the North Hempstead/Hempstead town line); on the east by the Hamlet of East Garden City; on the south by the Village of Hempstead, the Hamlet of West Hempstead, the Hamlet of Garden City South and the Hamlet of Franklin Square; and, on the west by the Village of Stewart Manor and the Village of New Hyde Park.





Garden City is one of those many villages and hamlets on Long Island where many of the places with the community name as part of their mailing address are not in the village: places that have a "Garden City, NY 11530" mailing address that are not in the Village of Garden City are in the Hamlet of East Garden City, the Hamlet of Garden City South, the Hamlet of Franklin Square and the Village of Stewart Manor; and, at the same time, there are places in the Village of Garden City that have a "Mineola, NY 11501" mailing address. (The Nassau County county seat is in that part of the Village of Garden City that has a "Mineola, NY 11501" mailing address.)


For a good set of town-by-town maps showing all the villages and hamlets in each of LI's 13 towns (3 in Nassau County and 10 in Suffolk County): http://www.city-data.com/forum/long-...-resource.html

[rf22777]

All of the streets you mentioned in your post would probably be considered in the village. The only thing you would have to check would be if a house on Wellington or Brixton was on Wellington Road South or Brixton Road South, it might be in Garden City South and not Garden City. Just verify that the addresses of the houses are Garden City schools. Without knowing the specifics of the houses you looked at my guess is the ones on Brixton and Wellington carried higher price tags than the other streets you mentioned. Those streets, particularly if the houses are north of Stewart, are among the most desireable in the village.

The biggest drawback of Prescott is that that part of the Mott section gets a lot of through traffic from Old Country Road and Clinton Ave, both very busy particularly around rush hour. Plus, some houses on Prescott near Old Country are smaller plots than other houses in the area. That said, people who live in the Mott section like the Mott section, people who live in the Western section like the Western section, etc. Much depends on what you can afford.

Because Andover is west of Franklin Avenue it has less Old Country Road traffic concerns than Prescott. And because its a cul de sac there isn't much through traffic. If you are considering Andover one thing I would investigate is the proposed condo complex the village of Mineola is proposing somewhere nearby across Old Country road.

The Western section of town seems less congested traffic wise than the Eastern and Mott sections and there is probably less worry about increased development and traffic. Home values in the Western section have held up pretty well in the downturn. Not as high priced as Estates or Central, not as many issues as the Eastern section. We chose the Western section for those reasons.

But again, people in town seem to like the areas they choose. Many on the east side of town prefer to be closer to the mall and the highways. The people in the Western section like their parks and their grammar schools. And not many would argue that the Central and Estates homes are among the nicest and most expensive in town.

Test score wise, I think Stratford school, the grammar school on the Western side of town that would include residents of Brixton, Wellington, and Roosevelt somewhat outperformed Stewart School which would serve Prescott and Andover. But both schools did well and all areas feed in to the same middle and high school.

[RiddleMeThis]

The price tags are higher because historically houses in the Estates and Central sections have been bigger from the get-go than other areas of town. Many of those houses were built with 4,5,6 bedrooms. Houses in the eastern, western, and Mott were generally more the 3-4 BR variety. Also, at one time, the numbered streets (central section) were considered more desirable, because that is where all the Doubleday execs lived when Doubleday was a booming business here. OTher than that you get all the same village amenities no matter where you live in the village. People choose where they live based on where they grew up and where family members live (GC is a big draw for people who grew up here).

Look at where the houses are in relation to the railroad if you'll be commuting, parks, shopping, etc. That is also a factor in many people's decision. Of course, biggest factor is price.

[twingles]

Originally Posted by rf22777

All of the streets you mentioned in your post would probably be considered in the village. The only thing you would have to check would be if a house on Wellington or Brixton was on Wellington Road South or Brixton Road South, it might be in Garden City South and not Garden City. Just verify that the addresses of the houses are Garden City schools. Without knowing the specifics of the houses you looked at my guess is the ones on Brixton and Wellington carried higher price tags than the other streets you mentioned. Those streets, particularly if the houses are north of Stewart, are among the most desireable in the village.

The biggest drawback of Prescott is that that part of the Mott section gets a lot of through traffic from Old Country Road and Clinton Ave, both very busy particularly around rush hour. Plus, some houses on Prescott near Old Country are smaller plots than other houses in the area. That said, people who live in the Mott section like the Mott section, people who live in the Western section like the Western section, etc. Much depends on what you can afford.

Because Andover is west of Franklin Avenue it has less Old Country Road traffic concerns than Prescott. And because its a cul de sac there isn't much through traffic. If you are considering Andover one thing I would investigate is the proposed condo complex the village of Mineola is proposing somewhere nearby across Old Country road.

The Western section of town seems less congested traffic wise than the Eastern and Mott sections and there is probably less worry about increased development and traffic. Home values in the Western section have held up pretty well in the downturn. Not as high priced as Estates or Central, not as many issues as the Eastern section. We chose the Western section for those reasons.

But again, people in town seem to like the areas they choose. Many on the east side of town prefer to be closer to the mall and the highways. The people in the Western section like their parks and their grammar schools. And not many would argue that the Central and Estates homes are among the nicest and most expensive in town.

Test score wise, I think Stratford school, the grammar school on the Western side of town that would include residents of Brixton, Wellington, and Roosevelt somewhat outperformed Stewart School which would serve Prescott and Andover. But both schools did well and all areas feed in to the same middle and high school.

This pretty much covers it. This is a good time to buy in GC - IMHO, prices are about as low as you might see them on the houses in the Estates section....if you can afford it, that's probably going to be a good buy. House prices have dropped literally a couple hundred thousand there this year. But if those houses are out of your price range, you pretty much can't go wrong with GC. The only thing I would be leery of in the Estates section is buying a house too close to the railroad tracks on the main line - they are talking about expanding the line and adding a 3rd track, so you want no part of living too close to those tracks. I'd look to stay south of Somerset Avenue on any of those streets.

GC schools are excellent, parks and rec is excellent, library has great programs for all ages, etc. This town is VERY kid-centric, if you don't have kids or don't want kids this might the only caveat I can throw out there - everyone has kids, and usually at least 3.

Good luck!

[gardencityresident]

RF2777 is right on the money, although I would say there is no real discernable difference in Stewart or Stratford elementary schools in terms of test scores. GC is offers two excellent parochial schools and the independent Waldorf School. Both parochial schools participate in the same NY State tests, and the test scores are equally high and comparable to GC public schools.

As a former 14 year resident of the Mott section, my only comment is that the Mott section tends to have more uniformity in the scale, size and general appearance of the homes -- most on 60 x 100 lots that greatly limits large additions and other expansive renovations. The Mott section's streets are gently curved, too, which provides a certain sense of spatial appeal and several of the streets feature truly majestic maple trees. The housing stock of the Mott section dates back to the 1930s for the most part.

In comparison, there is more of the occasional "McMansion" type renovation that appears to pop up with greater frequency in the Estates and Adelphi sections, where the scale, architectural style, and height of some renovated homes can really be out of character with the surrounding homes. There is an Village Architectural Review Board but it doesn't seem to have been entirely successful in these instances. There is also renewed interest in curtailing the sub-division of large Central section lots.

An excellent time to buy--but curb appeal doesn't always translate when you get inside. Be prepared for more than your fair share of outdated kitchen, baths, etc. Good luck

[twingles]

Originally Posted by gardencityresident

RF2777 is right on the money, although I would say there is no real discernable difference in Stewart or Stratford elementary schools in terms of test scores.

Stratford consistently has higher scores, although you are talking about a matter of a few percentage points. Still, it's been persistent enough that it came up at a board of ed meeting about 18 months ago wherein the Stewart parents were somewhat upset about it. Apparently they see it as a difference in district hiring practices and not a difference in parenting styles/involvement. Superintendent of schools actually reassured the parents of just what I stated - the only difference between the two schools is the students and parents.

[Walter Greenspan]

Originally Posted by twingles

Stratford consistently has higher scores, although you are talking about a matter of a few percentage points. Still, it's been persistent enough that it came up at a board of ed meeting about 18 months ago wherein the Stewart parents were somewhat upset about it. Apparently they see it as a difference in district hiring practices and not a difference in parenting styles/involvement. Superintendent of schools actually reassured the parents of just what I stated - the only difference between the two schools is the students and parents.:D

In order to prove the superintendent correct that " ... the only difference between the two schools is the students and parents ... " is to rotate the principals and teachers between Stratford and Stewart and see if the " ... few percentage point difference" in scores persists or is eliminated, which would prove the parents contention that it is a " ... difference in district hiring practices ... " that accounts for the difference, and not the students and parents!

[UWSmom]

Thanks for your comments! They are really helpful. I really like the Mott and Adelphi estates section. How significant is it to though to be at the southern border of Garden City in the Adephi Estates section? It seems that houses that are right on the border are less $, even though there does not really appear to be much of a difference in houses as you go south. I have confirmed that the house is still in the GC school district.

[gardencityresident]

I think it is fair to say that there is greater variety in the housing stock of the Adelphi section, as opposed to the Mott section. As you move south in the Adelphi section you are getting closer to Hempstead Turnpike, Stewart Manor, West Hempstead, Garden City South (which is not the GC school district)..and IMO there is more of a commercial or light industry "feel" to these areas-especially as you move toward Hempstead Turnpike which may be reflected in the lower $$ of the border areas. I think the border streets are generally less desirable in this section as they are in the South East side of garden city where the streets border Hempstead, (e.g. Meadow Street) and so forth. The Mott section is not a border area, has close proximity to Stewart School. In a recent development, school buses are no longer provided to most elementary students to Stewart school in the Mott section, so if you have children entering schools up to Fifth grade in the Mott section, you will need to drive and drop off--or walk if you are nearby. In a recent press report, up to 118 children were expected to be affected by this change. Independent schools and parochial school students will continue to receive transportation in the Mott section because the schools are located futher away. An excellent source for all this information is the garden city news at gcnews.com.