Hoboken vs. Boerum Hill, Buyers Find Better Value In The Mile Square


brooklyn versus hoboken real estate investmentHoboken and Boerum Hill both offer streets filled with beautiful historic townhomes, small town vibes and close proximity to the big apple for residents. That said, savvy real estate shoppers will find their dollar goes almost twice as far in the “Mile Square City” for comparable luxury without the sky-high price tag.

Bustling Hoboken boasts some of the best waterfront views of Manhattan, a bevy of delicious restaurants, a sterling “family friendly” reputation and a renowned nightlife scene. Comparatively, Brooklyn’s Boerum Hill is a small neighborhood with big culture. Known for its charming boutiques, art scene and restaurants, Boerum Hill residents delight in biking through the area or gathering around Smith Street’s booming restaurant row. Below, we compare two available listings, one from each of these established neighborhoods.

hoboken real estate for sale 609 willow ave kitchen
609 Willow Ave | Credit: Pure Properties

A $3.8 million gut-renovated Hoboken gem offered by Pure Properties stuns from the moment its striking, all-black façade comes into view. 609 Willow Avenue surrounds all who enter with a contemporary industrial design featuring steel accents, exposed brick and wooden beams. Its historic bones have been filled with modern amenities, giving this home paramount individuality. On the parlor level, a steel zig-zag stringer staircase spirals a custom transparent elevator (Yes! An elevator) to the roof deck, creating a sculptural feature on every floor.

hoboken real estate for sale 609 willow ave living
609 Willow Ave | Credit: Pure Properties

Over-sized globe lights descend through a three-story open light shaft, visually amplifying the space’s impressive height and creating a sunlit corridor between floors. Four bedrooms boasting en-suite bathrooms offer fabulous outdoor balconies accessible through fully-opening Nanawall doors with views of a supremely landscaped backyard. At the peak of this home, a built-in beverage center in the penthouse helps to entertain guests who visit the ‘green’ roof deck – environmentally crafted by investment and construction powerhouse Dixon Advisory – with peek-a-boo views of the Empire State Building. 609 Willow Avenue boasts a total of 4,524 square feet at $838 per square foot. The listing states annual taxes of $9,828.

hoboken real estate for sale 609 willow ave roof
609 Willow Ave | Credit: Pure Properties

brooklyn versus hoboken 92 bergen ave
92 Bergen Ave | Credit: Douglas Elliman

92 Bergen Street, a $6 million meticulously crafted, sunny single-family home presented by Douglas Elliman, sits in quaint Boerum Hill boasting six bedrooms and four-and-a-half bathrooms in a lengthy floor plan. Preserved archways provide a clear line-of-sight through to the back of the home. Hardwood floors shine against white walls with marble accents and stunning architectural pillars throughout. The bright kitchen features an all-glass wall continuing up the first three floors of this vast home. It’s here that you can escape to the outdoors and relax or entertain in the well-groomed private backyard. Several of the bedrooms include en-suite baths with beautiful glass-enclosed showers, and one features a terrace overlooking the backyard. 92 Bergen Street, calculated at 5,300 square feet, asks $1,132 per square foot. The listing states annual taxes of $9,023.

brooklyn versus hoboken 92 bergen ave living
92 Bergen Ave | Credit: Douglas Elliman

Hoboken vs Boerum Hill, Side by Side:

brooklyn versus jersey city real estate investingWith varying amenities and designs, both homes are stunning in their own right. Furthermore, proving more or less equivalent in size and bed/bath count, the final selling point for these homes is their location. Whether or not the lure of Boerum Hill is enough to pay almost 60% more is a question only you can answer. Which would you choose?

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  1. Not a single word on property taxes. When you examine the property taxes and educational options available in the NYC school system, Boerum Hill is the clear winner.

    • Just added in the tax info. Taxes are marginally different. The Hoboken property has taxes of $9,828 and Boerum Hill of $9,023.

  2. JD, where did you get that tax info for Boerum Hill? That figure is difficult to believe. I would predict that the BH property pays something like $2,000 tops, probably less. One amazingly well-kept secret about NYC real estate is the insanely low property taxes compared to Jersey.

    • My parents own a co-op in Manhattan. They claim the property taxes are about 10k and their apartment is worth about 1.4.

      I agree that NYC property taxes are way lower than Hoboken and JC and you get more service for your taxes. That doesn’t necessarily reflect the cost of ownership. If you’re in a condo or co-op your maintenance could be much higher in the city.

      • Surprised that NYC taxes are that high. I think you should subject your parents to deeper questioning and interrogation. They are probably saying 10K to make you feel better about your outrageous Jersey taxes. Maybe it’s more like $2K. Talk about services: Let’s just compare the NYC subway to the toy-train PATH system. Let’s compare Stuyvesant HS and Bronx Science to …….. what? The Jersey side is not even beginning to plan for great museums and opera houses. The whole Jersey thing is just a greed scam, as always. NYC is a great city and always will be.

        • I personally love the PATH. I’m probably in the minority but I try to avoid the subway at all costs. I agree about the specialized high schools in NYC but your kid has to be able to get into those schools. Stuyvesant is very hard to get into and insanely competitive once you’re in. Hoboken residents do have the option of High Tech High which is one of the best high schools in the state and JC residents can go to McNair. We are going to be looking more closely at moving back into the city once my kid gets a little older, especially if it looks like Hunter, Bronx Science or Stuyvesant are genuine possibilities. I have to say that I think Hoboken is great if you have little kids. This is why we’ve decided to stay for the time being.

          I know my parents pay about 3k a month in maintenance for their co-op, which includes the property taxes. Compare that to my monthly maintenance of about $400.

  3. The property taxes on the Hoboken property will go way up after closing. My condo is assessed at about 700k and my tax bill is almost 11k. A 2mil property in Hoboken typically has a tax bill closer 25-30k. You also have to factor in the 3% NYC payroll tax which will somewhat offset the difference in property taxes. Public school is better in some parts of Brooklyn, however many school are oversubscribed and there’s no guarantee that you’ll get into your first choice school or that you won’t be re-zoned. Private school in Hoboken is much cheaper and the charter schools are great if you can get in. I think the Hoboken public schools are also improving, especially the elementary schools. The cost of living is also somewhat lower in Hoboken. Everything from eating out to after school activities tend to be less. If you’re only looking at the numbers than clearly the price difference between the two properties makes Hoboken the better deal even when you factor in property taxes and school.

  4. Is no one then going to consider the 3% local tax NYC residents have to pay. If you afford 5 million, you make at least a million. Which means the BK place also comes with that Bill. Do the math

    • Don’t forget cost of living. Granted Hoboken isn’t exactly cheap, but living in Manhattan for about 10 yrs, buying subpar quality food at grocery stores at outrageous prices gets old real fast. you step out of your place to do anything, you’ll spend $200 without blinking. So I think you need to take ALL factors into consideration before making this decision. You may gain in taxes but you lose in cost of living.

      • It still doesn’t add up. 1 million dollar salary is a 30K-40K local tax bill. Plus your property tax of say 5K. Plus NY state tax is 1% higher than NJ.

        Unless you’re living in Montclair, your overall tax bill is higher in NY.

      • I am always amazed at how they get all that food onto that island every day. I love cities, but when they become too large, they cancel out their own advantages. The NYC metro qualifies as too large in my book. The food there is highly overrated and wildly overpriced. Manhattan, and now JC, are prime examples of greed over urban form. The NYC Landmarks Commission is an absolute disgrace. I would be ashamed to serve on that body. Absolutely sick what they are allowing to be torn down.

  5. And also there’s this thing called the Internet. For those who can do it — and admittedly it’s not as easy as you would think — working remotely opens up the whole world to you. For the monthly tax bill in Hoboken, you could be living in an old stone house in Portugal with maid service and an extremely good but cheap restaurant a short walk away. Or Montana. Whatever. And these rural communities will genuinely appreciate your business, as opposed to being sneered at in Hoboken/Boerum Hill.


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