There’s no Manhattan neighborhood skyrocketing in popularity like Hudson Square. Despite its location between some of NYC’s most coveted zip codes — the West Village, SoHo, and Tribeca — this spot has flown relatively under the radar. For many years, it’s boasted legendary bars and restaurants, a charming historic district, and green spaces. A major rezoning in 2013 led to rapid development, and Hudson Square was officially added to the StreetEasy neighborhood database in 2017. But the addition of new headquarters for large employers like Disney and Google, plus a slate of new high-end residential buildings, has made Hudson Square one of the fastest-growing areas in Manhattan.
In fact, it landed third on our list of 10 NYC Neighborhoods to Watch in 2024.
Here’s everything to know about Hudson Square and what it’s like to live in this budding hotspot.
Hudson Square, Manhattan Guide
Where is Hudson Square?
Technically, Hudson Square is a neighborhood within SoHo, occupying the area west of Sixth Avenue from W Houston to Canal Street. Located adjacent to the Hudson River, it includes portions of Hudson River Park as well as the mouth of the Holland Tunnel.
What are the transportation options?
Hudson Square has three subway stops: Canal Street, Spring Street, and Houston Street, which carry the 1, 2, A, C, and E trains. For bicyclists, the area is right by the Hudson River bikeway, and there’s a protected bike lane on Hudson Street. Proximity to the Holland Tunnel makes it easy to travel in and out of the city via car.
What’s the historical significance of the area?
Hudson Square’s history as the Printing District of NYC in the 1900s remains visible today, but the neighborhood’s been an important part of the city’s past for far longer. While defending New York from the British during the Revolutionary War, George Washington’s headquarters was the Richmond Hill estate, a 26-acre property partly located in what is now the Charlton-King-Vandam Historic District within Hudson Square. The estate was later home to the British Ambassador, then John Adams’ residence during his vice presidency, and eventually was Aaron Burr’s home.
From the early 1820s to 1829, a wave of development led to many Federal-style row houses being built in the area, a large number of which remain today. Some were destroyed by fire and rebuilt in the 1830s and 1840s as Greek Revival. Few Manhattan neighborhoods have as many preserved period homes as Hudson Square.
From the early 1900s until roughly the 1990s, Hudson Square was known as a printing district. Many of the loft buildings — designed to accommodate huge printing presses — remain in the neighborhood.
Hudson Square is also home to a piece of LGBTQ+ history — the 10,000-square-foot club Paradise Garage, which operated from 1977 to 1987. Madonna, Diana Ross, and Whitney Houston all performed there, and the club featured art from Keith Haring.
Another hotspot in the neighborhood: the New York side of the Holland Tunnel, which allows traffic to flow under the Hudson River between Lower Manhattan and Jersey City. Ground broke on the construction of the tunnel in 1920. When it was built, it was the longest underwater tunnel for cars in the world.
Finally, one of the biggest landholders in Hudson Square has long been Trinity Church. In 1705, a land grant from Queen Anne gave the church 215 acres. Trinity has played a major role in the neighborhood’s development by recruiting tenants and helping the area move from an industrial neighborhood to one that has much more housing.
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How has Hudson Square changed over the last decade?
In 2013, the City Council approved a rezoning plan for Hudson Square that led to significant residential construction.
“A lot of the work that we’ve done as a Business Improvement District is to make our neighborhood for people over cars, because we are at the entrance to the Holland Tunnel,” says Samara Karasyk, president of the Hudson Square Business Improvement District (BID).
“Much of our work over the last decade or so has been making our streets welcoming to people who are walking or biking, who live, visit, or study in the neighborhood.”
What are the housing options in Hudson Square?
Many residents are drawn in by the newer housing stock. While the West Village remains popular, it’s difficult to find brand new homes there. In Hudson Square, amenity-filled, high-rise buildings like 100 Vandam, Greenwich West, Everly, and 77 Charlton Street have all opened recently.
But the housing stock is diverse in age and style. In addition to new developments, it’s also home to the Charlton-King-Vandam Historic District, which has the largest grouping of 19th century Greek Revival and Federal-style row houses in all of New York City.
“I work with a lot of investors and have a lot of listings on the rental side because clients will buy with us, and we’ll help them rent it out. The only listings I get tenants chasing me about, saying when does the lease end, when does the lease end, are in Hudson Square,” says Maggie Wu, who is founder of the W Team at Compass, a StreetEasy Expert, and a resident of Hudson Square.
In the past year, the median asking price grew by 20.7% to $3.5 million, and the median rent grew by 7.2% to $7,500. While those prices are well above the borough medians, they’re lower than those of nearby neighborhoods.
“If you wanted a brand-new development in West Village, you’re paying $2,500 to $3,000-per-foot for brand new inventory. Just walking ten minutes south to Hudson Square, that value drops to $2,100 blended,” says Wu.
The price isn’t the only difference between Hudson Square and its surroundings. “It’s a neighborhood that still feels very New York-y,” Karasyk says. “It’s still a little under the radar compared to the neighborhoods around it. I think that’s really appealing to people. It doesn’t feel as crazy and crowded but there’s still a lot to do and see.”
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What companies are located there?
In 2018, Disney purchased 4 Hudson Square from Trinity Church. The company will relocate from its current headquarters on the Upper West Side, bringing Disney Streaming services and shows like The View and Live With Kelly and Mark downtown.
Google is also moving to the neighborhood. Their headquarters is moving into a 12-story building on Washington Street that is part of a larger 1.7-million-square-foot property, encompassing multiple buildings.
Companies with existing offices in Hudson Square include Warby Parker, Squarespace, Oscar Health, and Harry’s Inc.
Parks and green spaces
The Hudson Square BID oversaw a 10-year project that focused on making the area more livable. They planted or retrofitted 500 trees, widened sidewalks, and added benches. The project also included the creation of protected bike lanes and the open spaces Freeman Plaza East and Freeman Plaza West.
Other attractions in Hudson Square
Hudson Square could be considered a hot destination because of Altro Paradiso alone. Chef Ignacio Mattos’s Italian spot is one of New York’s most celebrated restaurants. A newer addition is Port Sa’id, an Israeli restaurant and New York Times Critics Pick. Houseman is another favorite, particularly popular with those who live in the neighborhood.
Hudson Square’s legendary Ear Inn is one of the oldest continuously operating bars in New York City. Set in a 1770 building — formerly the home of James Brown, a Black Revolutionary War soldier and tobacconist, it’s been a bar since 1817 and Ear Inn since 1977. It’s also rumored to be haunted.
Restaurants and bars aren’t the only attractions Hudson Square has to offer. The Dominick Hotel has been a popular addition to the neighborhood since opening and is one of the few 5-star hotels in downtown Manhattan. And in 2022, the Jackie Robinson Museum opened. It’s the only civil rights museum in New York City.
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