Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
I rented to clients a 2br for $1749 on 132 and adam clayton and a studio for $1250 same block and a 1br on 135/adam for $1399. There's another 1br for $1499 on 136 and adam. Harlem has various price points right now and slowly REAL SLOWLY things will keep changing. The $2400 1br DOES NOT apply to all the inventory out there.
The 2400 for an one bedroom I saw for Spanish Harlem was around 110th Street. I'm sure the further up you go, prices lower.
The next gentrification wave is starting to hit, and it's coming to Harlem's Hamilton Heights finally, most specifically the Sugar Hill section.
The most obvious part of Sugar Hill getting ready for the explosion is Broadway from 147 to 150 Streets. Since the Columbia University tower is just starting to go up, landlords have cleared the way for new businesses catering to a different demographic to enter into the neighborhood. It seems like every week a new space goes up for lease--and I'm confident this is due to the landlord increasing the super low rents and forcing the businesses out.
Already this strip of Broadway has seen the Chipped Cup, Harlem Public, an organic juice store (although kind of a failed attempt at an upscale vibe, and an "upscale--sorta" Papasito grocery store on the west side of Broadway. Although that last attempt is kind of tragic, since it seems to be confused between a franchise, a higher demographic branding and a ghetto supermarket--so we'll see.
I see a ton of gays in the neighborhood, as well as increased mix and shifts of other demographic populations far from the historic neighborhood mix--like Asians, Caucasians, and more Europeans.
Is this good or bad for the area's future? Many would argue good, but this specific part of Hamilton Heights has been pretty quiet due to the Dominican and Latino lower to middle class families settled there for years. They'll be pushed out and where do they go....?
Thus is the story of gentrification ....
Area has steadily improved across the board yes, local retail is starting to change a bit but historically was always a mixed income area. Good or bad? Time will tell.
I don't think it's families moving from Westchester either. But it is families that once would have moved to Westchester but ate now opting for an urban rather than suburban lifestyle.
What families are opting to stay in a urban setting? White middle class families are not opting to stay in the city in general besides SI. I agree with BR's post. I was out last week and heard girls tossing the term breeder's out. Former white middle class areas are all changing. Not saying that's a bad thing it's a fact of life. A lot of Dink's and gay couples moving into certain areas. Downtown Brooklyn has changed big time along Flatbush. Throggs Neck in the latest census lost over 7k white people. That represented the biggest loss of white people within any neighborhood in the Bronx. That was a traditional Catholic Irish/italian "Breeder" area. Those people are leaving for the burb's. The biggest reason families leave is the Schools.
I would have to look over stats again, maybe NY is bucking the trend because nationally people have been leaving burbs to go to cities not other way around...
What families are opting to stay in a urban setting? White middle class families are not opting to stay in the city in general besides SI. I agree with BR's post. I was out last week and heard girls tossing the term breeder's out. Former white middle class areas are all changing. Not saying that's a bad thing it's a fact of life. A lot of Dink's and gay couples moving into certain areas. Downtown Brooklyn has changed big time along Flatbush. Throggs Neck in the latest census lost over 7k white people. That represented the biggest loss of white people within any neighborhood in the Bronx. That was a traditional Catholic Irish/italian "Breeder" area. Those people are leaving for the burb's. The biggest reason families leave is the Schools.
You see enough white families with babies in places like Chelsea, the Village, Williamsburg, etc. Some people stay in urban setting because they work in fields like banking, media, certain other big companies and they value being close to their offices. The ones who make a lot of money can afford private schools. The richest people will often have a place in the city and a country estate someone else (and maybe even more homes).
The most common complaints I hear from “middle income” families in my circle – by that term I mean those with gross HH income from $150K to $250K – are (a) difficulty of getting a spot in good city schools [private schools have long waitlists and skyrocketing tuitions] and (b) sinking the bulk of their life savings in a single asset. These are people who currently live in brownstone Brooklyn and Battery Park City. What happened was the city was appealing to them when they were childless or had only one kid. But when the second child came along then living in the city became a stretch and many are now looking to move to the suburbs. If anything the development of these city nabes only delayed outward movement but did not cut it off entirely.
Location: Formerly NYC by week; ATL by weekend...now Rio bi annually and ATL bi annually
1,522 posts, read 2,244,620 times
Reputation: 1041
I live in Hamilton Heights and its not all that bad. Revitalization has only been between 110 and 125th as far as restaraunts, shops, etc. but the area is slowly coming around. The big issue to me is why these businesses whom want to invest Uptown wait to see a "demographic" shift or wont invest unless there has been one. There are tons, I mean tons of people who make good money Uptown.
The most common complaints I hear from “middle income” families in my circle – by that term I mean those with gross HH income from $150K to $250K – are (a) difficulty of getting a spot in good city schools [private schools have long waitlists and skyrocketing tuitions] and (b) sinking the bulk of their life savings in a single asset. These are people who currently live in brownstone Brooklyn and Battery Park City. What happened was the city was appealing to them when they were childless or had only one kid. But when the second child came along then living in the city became a stretch and many are now looking to move to the suburbs. If anything the development of these city nabes only delayed outward movement but did not cut it off entirely.
I agree with your post. Let's say your a family with that 150-250K income. Very difficult to purchase a home in a middle class area. I got a lot of friends that bolted to the nearby burbs once they had kids. How much is 3 or 4 bedroom coop in FH? Probably the same price for a home in the burbs.
I agree with your post. Let's say your a family with that 150-250K income. Very difficult to purchase a home in a middle class area. I got a lot of friends that bolted to the nearby burbs once they had kids. How much is 3 or 4 bedroom coop in FH? Probably the same price for a home in the burbs.
There is very little supply of 3-4brs w/ 2ba apartments in FH and the ones you will find are not of good quality. And even then, apartment living with 2+ kids and the stress of trying to place them in good schools takes its toll. Some families have been told that they cannot put both kids in the same school. Another thing to consider is that suburban rentals are now very attractive.
What families are opting to stay in a urban setting? White middle class families are not opting to stay in the city in general besides SI. I agree with BR's post. I was out last week and heard girls tossing the term breeder's out. Former white middle class areas are all changing. Not saying that's a bad thing it's a fact of life. A lot of Dink's and gay couples moving into certain areas. Downtown Brooklyn has changed big time along Flatbush. Throggs Neck in the latest census lost over 7k white people. That represented the biggest loss of white people within any neighborhood in the Bronx. That was a traditional Catholic Irish/italian "Breeder" area. Those people are leaving for the burb's. The biggest reason families leave is the Schools.
Bronx, Queens ande Brooklyn saw a decline in white ethnic neighborhoods. From the last census in parts of the Bronx you can see Italian and Irish neighorhoods change to mostly Puerto Rican. Same goes for South Brooklyn where some areas turned from mostly Italian to Asian. NYC white flight is not over yet and its still going strong after 40 years. I think the biggest concern is schooling. Now I wonder why some Catholic schools are closing in some areas of the city.
Quote:
Originally Posted by NooYowkur81
I would have to look over stats again, maybe NY is bucking the trend because nationally people have been leaving burbs to go to cities not other way around...
Nationally people are moving to cities with mix of suburb and urban like Austin, Dallas, Phoenix, Miami, DC and others. People are still going to the burbs, mostly families, only young 20 somethings with college degrees and creative types are moving to cities to pay 2000 dollar rents in DC, SF, NYC, Boston Chicago, these cities are aesthetically urban. Most Americans are moving to cities that are very, very aesthetically suburban.
There is also job growth going on in much of the suburbs especially here in New York State. I know of local folks who had a tough time trying to ascertain a job here in NYC after graduating from a CUNY or SUNY institution, which ultimately ended up in a low paying positions. Even much of alumni left the city for the burbs and other smaller cities to advance their careers and grow families. I even know of a woman born into bondage of generational welfare, left NYC for Albany found her self a job that supports her and her kid. If the MTA disbans LIRR and MN than we can all say suburbs are finally dead.
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.
Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
