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September 30, 2007
Prospect Lefferts Garden South
I was recently looking at a property at 45 Martense which the broker has characterized as "Prospect Lefferts Gardens South" and maintains that the area will have value "spillover" from the Lefferts Gardens market. Does anyone know anything about this area or this property specifically? Have you heard any buzz about a "Lefferts Gardens South" or is this title just a recent real estate ploy to sell?
Comments
Thank you in advance for your responses. (I realize that I forgot to say "thanks" before).
Posted by: alaced16 at September 30, 2007 11:47 PM
Sounds to me like it’s a real estate ploy; I’d be careful about investing in areas such as this with all the uncertainty in the market. They say “fringe” areas will be the first to slow down; no one knows that will happened, but I wouldn't go rushing into anything. As with any other area, check it out day and night to see what the ‘hood is like and if you feel comfortable. Now is not the time to overpay for anything. That doesn’t mean the price will go down, but just be aware of what's going on in the market before leaping into anything.. good luck!
Posted by: guest at October 1, 2007 7:36 AM
I think the use of the term "Prospect Lefferts Gardens South" must have started with the "Lefferts South" condo nearing completion at Bedford & Caton. (Although I vaguely recall being shown a house on Lenox Road when I was looking at PLG in 1974).
I love the fact that my beloved PLG has gotten enough cachet for brokers to talk about a spillover effect. Nevertheless, IMO that part of Flatbush has a different feel from PLG proper (whose southern boundary is Clarkson Ave.). 7:36's advice to "check it out day and night to see what the ‘hood is like and if you feel comfortable" is sound for this area or ANY area you're not familiar with.
Posted by: Bob Marvin at October 1, 2007 8:44 AM
I just took a long stroll through the neighborhood this weekend and found it to be absolutely lovely! What streets form the border of the historic district?
Are there any streets in particular you would recommend "for our viewing pleasure"?
Seems like there were a lot of co-ops and apartment buildings in the area, something I do not see much of in Crown Heights. I actually think it is a plus, as it allows a diversity of socio-economic classes to live in the neighborhood.
I look forward to exploring PLG more!
Posted by: Wont UB My Nabor at October 1, 2007 10:40 AM
...Nabor,
The PLG Historic district is (more or less) all of Lefferts Manor [S.side of Lincoln Rd. to N. side of Fenimore St., from Flatbush to Rogers Aves.] plus the N. side of Lincoln, from Bedford to Rogers and Lefferts Ave.& Stirling Street, from Bedford to Nostrand.
My favorite blocks in the HD are either Maple Street bet. Bedford and Rogers
http://brooklyncameraclub.org/v-web/gallery/albums/album196/Maple.jpg
or Midwood Street, from Flatbush to Bedford
http://brooklyncameraclub.org/v-web/gallery/albums/album196/Midwood_2.jpg
[no, neither are 'my' block]
There are also a number of blocks, such as Chester Court, Ocean Ave., facing the park, and Parkside Ave., W. of Bedford
http://brooklyncameraclub.org/v-web/gallery/albums/album196/Parkside_3.jpg
which IMO SHOULD have been included ijn the HD.
Here's a map which shows all the [confusing] boundaries:
http://www.planetplg.com/images/plg-map.gif
Posted by: Bob Marvin at October 1, 2007 3:01 PM
I was walking in that area a couple weeks ago. I was pleasantly surprised by all the building activity going on there. (I just wanted to walk home from the Radio Shack while avoiding all the foot traffic on Bedford.) Anyway, I'm no real estate expert and I was only there in the daytime, but I got a pleasant vibe on the streets. The Southern border of PLG is not a defined as the other borders; there is a highway to the North, a huge park on the West and a gargantuan hospital complex on the East. If the neighborhood does expand anywhere it will be South, and hopefully up into the sky along the park. That being said, Lenox is probably the psychological Southern border at the moment.
But there is plenty of basic shopping on Bedford. It doesn't really matter if you're in PLG or not, for housing stock there are old buildings that are just as good South of PLG and they in better shape for the money, but you won't find the same long rows of well tended houses. It is just like everyone says, visit several times of day, visit on Friday night and a weekday night and check for noise, look at the deli you would be using, walk to the nearby subways. If you like it, then it doesn't matter what the real estate people call the hood. It's a home, not an investment; stocks and bonds have always been and will always be a better investment.
Posted by: guest at October 1, 2007 4:46 PM
I live a few blocks away on Snyder and have been really happy with our decision to buy our home here. The neighborhood is warm and alive, and we have not regretted our decision.
Posted by: honeycut at October 1, 2007 6:33 PM
That's interesting. Realtors might be trying to expand the margins of PLG because there's a lot of interest in PLG from buyers, but so few properties on the market at any given time. Especially within Lefferts Manor. There isn't much turnover at all.
Posted by: guest at October 1, 2007 7:12 PM
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