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We have lived in the West 90s for five years now. IMHO the cons are:
it's way noisier than you would think;
the retail is really poor (the area has a coffeehouse nearly every block, but can't sustain a bookstore, a decent clothing store, or more than two child-friendly restaurants), and
many of the activities you might want to do (like visiting museums or going to the movies) will involve traveling out of the neighborhood.
That said, anywhere you live in the neighborhood you will be near a beautiful (and rather underused) stretch of park, which is a huge, huge pro. In addition, up here it feels like you have a choice of two orientations -- south to the more amenity-filled parts of the UWS or north to Harlem, where the shopping and restaurants are better -- which is also, in my mind, a big plus.
The far West 60s/70s is more remote and will generally be a longer walk to the subway, stores and other neighborhood amenities than the West 90s. There is more retail coming in on West End in the low 60s, as well as on Freedom Place, but generally speaking, you will have to walk farther to do most things than you would in the West 90s. The far West 60s, however, have buildings like Lincoln Guild and Lincoln Towers, which generally have larger units relative to their cost and maintenance, as well as a lot of parking. If you live in the West 90s, you will likely be a closer walk to retail and the subway. You also have an express train stop for the 2/3 which is a really great neighborhood amenity. Columbus in the West 90s is not the most attractive of avenues, however, the blocks west of Columbus are just as nice as the rest of the UWS. Plenty of families live in both areas of the UWS. Values in both parts of the neighborhood have been increasing at the same pace as the rest of the UWS, but you can probably still get more bang for your buck in the far West 60s (assuming you’re not talking about living on Riverside Blvd).
Up to 2% cash back for homebuyers
Morningside Gardens has 3 bedroom, 2 bathrooms, some with huge terraces you can enclose and heat/air condition. The prices are under 900K.
The West 90's have older buildings and a lot of Mitchell Lama's that have been privatizing over the past 5 years. There was a time when W 86th St. was considered the "DMZ". As the neighborhood rebounded and Trump started building, the W 90s became attractive. There are far fewer newer buildings with all the amenities justifying the higher sales prices.
The West 60's and 70's have more new, pricey buildings giving a boost to the price of the older buildings. That's now the "hot area" on the UWS.
Why not go a little farther north to Morningside Heights? With the expansion of Columbia above W 125th St. and the gentrification of W 125 St, the area is becoming more attractive while the prices are still low. Look at Morningside Gardens for a family friendly place. It was the first coop in the city, built in the 1950s and has tons of amenities. http://mhhc.coop/.
We are looking to buy in one of these two locations, each having a personal draw for us. We have kids who are in school more or less in between (zone not a concern). What would you say are the pros and cons from a daily life and real estate value perspective? We have limited funds (relatively) but have seen units in both areas we could just about manage/just about squeeze into.
Try Yonkers or Riverdale
I always find it interesting that people respond to 3 month old posts as if the OP is still looking for answers. This OP never made an appearance after the initial post, not even to say thanks.
We have three children under the age of 7 two of whom are very similar age to yours. We live in the Financial District and love it - great for kids with lots of kid-friendly services following the rapidly growing child population. We moved here around the time you left and I can tell you that a _lot_ has changed down here (WTC, Fulton Transit, Governor's Island, South Street Seaport, Fulton street etc.) and you should definitely check it out.
Look into Morningside Heights on Riverside from 110 to 116. Beautiful area . Great for kids. We lived there for 7 yrs with kids and loved it.
>it's in nobody's best interest to not renew the lease
Are you sure? What if Goldman wants the space? Or the Chinese?
>increases will happen but it won't be anything astronomical
How do you know they won't be astronomical?
>Plus keep in mind that the increases in rent for the landlease won't affect your entire common charge, just the portion that's actually used to pay for the rent.
Yes, the increase in rent will increase the rent.
I had the same reservations as you but after doing a lot of reading and research, found much of it to be unwarranted. The expiration of the landlease is really a non-issue as it's in nobody's best interest to not renew the lease and the increases will happen but it won't be anything astronomical. Plus keep in mind that the increases in rent for the landlease won't affect your entire common charge, just the portion that's actually used to pay for the rent.
Correction naves is nabes
I have lived in BPC over 15 years. I like it here. I do believe prices will go higher especially when many of the projects are completed like Brookfield renovations in the World Financial Center. Streeteasy real estate report lists BPC as one of the hot naves in the city.
As far as pilot taxes are concerned while each building pays a pilot tax one has to read the offering plan for specific information.
As a real estate broker and mortgage broker, I know the area very well.
Licensed Real estate broker since 1987
E.S. Funding Co.
Licensed Mortgage Broker since 1990, NMLS #60631
>lives in a basement apartment, which does not exist in BPC
uh, ok djam, that makes sense.
Hallways, gym & roof deck have been redone. HVAC and brick pointing is coming up. Great bldg and board. The location is perfect if you want a balance between have every restaurant at your fingertips and having privacy while owning RE in Manhattan at a dissent price.
New board since summer of 2014, much better now.
Requires anywhere north of 18 months of liquid assets depending on your overall financial situation in my experience.
does anyone know what the financial requirements of this building are? do they require 24 months worth of mortgage/maintenance in liquid assets?
The hallways are in the process of being renovated. Carpet and walls are done. Lighting fixtures and other details to follow.
I visited an open house here and don't recall peeling wallpaper/ripped carpet. maybe on a specific floor? The hallways are a bit outdated but I think the real downside to this building may be the location. I live near by and have gotten REALLY tired of the recently out of college kids that have taken over 3rd avenue- it's unliveably loud.
The real outcome will be less housing for the poor and more housing for the rich. If DeBlasio wanted to really create housing for the poor and middle class he would eliminate or at least limit new historical restrictions and allow new buildings in all of the boro's to go higher and ease the building code restrictions (not on safety) which make it nearly impossible for some lots to ever be developed except by the largest of builders who have deep pockets for lots of litigation, insurance, and permit fees.
Nobody wants de Blasio's plan. Just type 'de Blasio housing' into Google, every article has a negative headline.
Thank you for the opinions!Also what do you think about the real outcome and message of DeBlasio's rezoning plan?
I think the challenge in this area will always be the emergence of the rail tracks at 96/97th street. Desirability for Park drops north of this and the railway lines create a strong physical barrier between west of Park and east of Park north of this. Additionally, at around 100th street, there is a strong physical block east to west too created by Mount Saini on the park itself and affordable housing pretty much straight across to first.
Unlike the UWS where desirability and gentrification has drifted north over time. These two factors have meant that true gentrification has never progressed significantly north of 96th on the UES.
That said, at a certain point, in the same way as with Harlem in general, you will likely see some gentrificaiton of East/Spanish Harlem in years to come.
However, there are lots of projects in that area in general which aren't going to move so I would probably place my bets in the area of 108 to 112th east of Park - there aren't any projects on those blocks and it's close to the 110th street station on the 6. Could be interesting.
does anyone know the area around 1st Ave and 117th street?There are several projects but other than that I am not too familiar with it. My husband and I are looking condos in the area and we are in our early 30'.would you recommend it?
Living adjacent to the off ramp for the bridge would be a bigger noise concern for me. Based on the brokers photos the windows look pretty heavy duty though. Given the relative lack of high-rise buildings nearby, the views from many of the upper floor units look pretty great.
living above a starbucks and bath bed seems very noisy and congested...just sayin
I don't think the current construction is scheduled to finish in 5 yrs? Sometimes real estate agents lie. Several weeks ago I went to see an apt for sale on the Upper East Side. I was concerned about near by NYSE City Housing. The real estate agent told me Columbia University had just bought 25% of the building.
Which of course was not true. The city is regulated to not sell those types of housing. Its not for sale. AND there would have been a million news articles if Columbia U was even thinking about buying anything.
I mean people literally fought for a decade over commercial and abandoned property. There was very little residential housing in the 130's area near the Manhattanville Project.
Try calling city planing. I seem to remember the scheduled completion date for the entire line to be 2015. That's what they were saying 10 yrs ago.
Hello all, my wife and I are looking to buy an apartment on the UES or Lenox hill area (budget around 650K) and many of the apartments under our budget fall on York avenue on 70s. All the agents have been telling us that 2nd Ave subway will greatly increase the York Avenue real estate. Can someone provide some clarity on the potential impact? Do potential buyers avoid York because its so far away from current subway? We are looking at a time horizon of 5-6 years.
Any Philadelphia commuters have thoughts on neighborhoods for pied a terre?
HI all, I may be moving to NYC in the next 6 months and I've been looking at the Lenox Hill area of the UES as well as the UES "Proper". I'm 30, single, and will be working remotely from my job in the Midwest, so the commute isn't so much of a worry. I've been reading that there are quite a few young professionals on the UES, does this hold true for the Lenox Hill portion of the area? Or is it a bit more old money through there? It seems a bit more convenient to be closer to the F,N,Q,R,4,5 and 6 in lower Lenox Hill than living or dying only by the further uptown Lexington line (which I have rode at rush hour, yikes) I have a few friends in New York, one in the EV, the LES, and one on the border of Williamsburge/Greepoint. (I realize it would be quite a trek to get to that part of Brooklyn via train from this area though)
But I'm looking for an area that's quiet (by Manhattan standards) since I will be working from home, I've read that I may want to stay away from 2nd Ave due to the impending construction on the 2nd Ave sub. I'm not opposed to other areas, I do like hanging out on the EV, and the LES, but they may be a bit too party for me at night time, I don't mind going 15-25 mins downtown to meet friends if it means a bit quieter at nighttime. It seems like going out in the UES may end up in more meeting people 28-33 in the same mindset as me (I’m 30/m) opposed to a lot of downtown spots with a much younger crowd? Is that an accurate statement?
Are Turtle Bay and Sutton Place worth looking into? It seems like I may get a better deal on an apt on the UES, but I've read from some folks that live in those neighborhoods they really like them. I'm open to any advice anyone has, I've never been on the UWS or know much about it, the furthest I've been up by there is Columbus Circle. I've spent a little time on the UES, Midtown East, SoHo, Chelsea, EV, Greenwich Village and the LES over the years, but not definitively not enough to know everything about the neighborhoods, so I'm sure there is probably a lot I'm missing. I've been a few places in Brooklyn and as far out in Queens as Jackson Heights. I think I'll try Manhattan first (transplant talk, I know) I make about 105k a year, and am looking to spend around a max of 1800$ or a studio or 1BR, I could probably afford a little more for a nicer space, but my first year I want to be cautious and save to better prepare for the City life and the expenses it can bring.
Thanks for reading, I know I've mumbled on for a bit, but any advice, experience or suggestions will be greatly appreciated of course. Thanks!
I totally agree! I lived in jackson Heights all my life and now I'm watching how the ugliest houses in Elmhurst are skyrocketing to 600K and same for Jackson Heights. I wonder where all the people who will have to move out will go. Might be a good time to buy before J. Heights and Elmhurst turn into LIC.
I grew up in Glendale and am amazed that Ridgewood and Bushwick have become "in" places to live. Whoda thunk???
How the neighborhood of Queens, specifically the areas of Astoria & East Emhurst, have changed since the 90s due gentrification and such.
I was born im and raised in Queens and still to this day live here, but I want to know how the neighborhood has changed from mid to late 90s up until now through the eyes of other Queens kids.
Thanks alan, I was wondering where these people got their permit: http://streeteasy.com/talk/discussion/24954
Hot spot, definitely. Get your Long Island City radiation license at this LIC office: http://www.nyc.gov/html/doh/downloads/pdf/radioh/radioactive-materials-license-appl.pdf
[Yawn] Not even news. But thanks for sharing.
The area just keeps booming . . .
Alan, where do I mention any concerns about getting into Marcy Projects? Please read the comments before posting responses absolutely un-related to the topic at hand. Or if you're not mature enough to handle open criticisms in an open forum environment, grow up...
You can try to get in to Marcy by applying to NYCHA, but they don't take just anyone.... they're very exclusive. I hope you make the cut.
Respect on the quality of finish and the attention to details in this new development. However, I believe that the developer forgot to factor in the fact that this address is mere three blocks from Marcy Projects (which will never go away). It's still considered one of the most dangerous project grounds of Brooklyn. If you don't believe me, ask Jay-Z. He has said it himself that it was rough growing up there... I'm not sure if I would feel comfortable living so close to it.
Audubon Terrace Historic District - W 158 has changed also.
e.g. morningside park area changed a lot in 10 years
How tied are the real estate values to public school quality on the Upper West Side?
I think she's on vacation again.
Hey, 10011, where were your parent's ashes spread?
Williamsburg, Greenpoint, Long Island City, ... wasn't there some person in politics who said that all politics is local, but not the water table, that's part of the shared environment? Tipper Gore? Yes, that's who.
How's Greenpoint holding up? I hold that toxic waste that Alan Hart talks about from Newton Creek hasn't sipped into your water yet.
Any recent feedback?
well 5 years pat since the OP. I think bedstuy won
I believe the conversion project is still on hold, after tenants brought about a stop order (back in 2013), and more recently the architect has had an injunction granted against the developer.
At the rate it's going, you will probably need to find a new walking route for the next few years.
Anyone know what is the deal here?
Scaffolding has to be up 3 years now with no above ground work.
There's been lots of ground floor action but that only very recently.
Would love to hear about current state of affairs if anyone is in the know.
I just cant stand walking down 23rd with that eyesore scaffolding anymore.
Hey all, hopefully somebody could help us. My fiance and I are doing an engagement photoshoot on Monday and we want something representative of the area that we just moved to to start a family: brownstones, treelined streets, serene, stately architecture. The tricky part is most brownstone blocks are also tree-lined and don't get good light for photography . If anyone can provide interesting suggestions, I am all ears!! Thanks!