Give downtown 10 years and it will be 75,000-100,000 or more with around 20 more buildings more Liberty Harbor which will get up to 20 stories tall as there is around 8-10 different streets for it, 3 or 4 new ones on other conversions around Trump, another building at Columbus and Marin with the 2 there now with my the connecting building was torn down, plus another 5-10 or so scattered around downtown besides the 10 over with Lefrak for Newport. There big buildings being built and yet to occupy at Grand and Marin, Next to the double tree and maybe even another one not mentioning whether it condos or rentals yet. And of course Trump and Gulls Cove have 2nd buildings as well. Besides all the parking lots right by Trump could be a number of more buildings right there.

The size of downtown is at most 1 1/2 the size of Hoboken, since Hoboken is only 1 square mile with all most all of it business only located on 1 street or branching off of it not in several different locations with 4 or so like in downtown Jersey City. They might have less for each one but probably equal if not more with all of them combined.

It might not right now be the same population in number of residents when putting the number of square miles those have, but Jersey City is more dense than any of those are since it is only like around 14 square miles in size, not sparling like the places you mentioned. The eastern 3/4 or 7/8's of Jersey City is the part with people the remaining besides the shopping centers strip malls has a large tracks of vacant land still available for more growth. The development plans so far are like for 30 to 40 more years of growth. And even the shopping centers there can be torn down for more space and consolidated if need with the size of them. Just take a drive from truck route 1 & 9 and head south onto 440 for all the land available still for growth and it is still closer to get into Manhattan than most of Brooklyn or Queens and definately the Bronx and Staten Island to the jobs. After that drive take Grand Street to Pacific Ave over to Bergen Layfayette section and you will find Garfield right off of Communipaw and there is plenty of land there besides another 2 or 3 developments with plans along sections of the light rail. There are so many different development zone with probably at least 30-40 more buildings approved yet to be seen even breaking ground, some as long ago as 15 or 20 years ago. Besides the number of lots in the Bergen Layfayette section just waiting for downtown to build up a bit more. If you ever do you history on the way things developed it was Manhattan first followed by Jersey City and the Newark after that came those four boroughs. Just look at Long Island City and the buildings there, not really going any where compare to Jersey City. The Bergen Layfayette section is like around 50 years younger than Manhattan is. Of course the public library right on Montgomery and Jersey Ave has a lot of information not just Jersey City but Manhattan and the entire area, besides the old maps lay out thing like a harbor that used to exist and now totally filled in today. Giving individual ideas of size of buildings from 150 years ago in Manhattan and many other things. Jersey City in time will be able to learn off of all those different communities you named. Check out the stores which used to be in Journal Square.

Those maintance fees yes are very high as everything is include plus all the amenties like the pool which they have a life guard which must get paid as well as the insurance for that. Original Plans was to preserve only the exterior so they won't have everything including the electric besides the heat and hot water might even be electric and not gas which is even more expensive for the heating if it is controlled within each unit, and a set temperature included from my understanding. Most buildings will at least have the electricity broken off, but I do believe with it since rewiring the entire place was going to be so costly that is why they just included it. Consider such amenties like air conditioning, washer and dryers, dishwashers and other things that can use a good amount of electricity year round at $60-75 a month or so each unit per month on the studio and 1 bedrooms and more on the two bedrooms all in proportion to the size of the unit. Also you have to remember there is insurance as well as funding for the reserves for the future of the building that is included in it. Both of those I am sure could be around $200 or so of that amount. Even though it is seen as a new building as condos they still want to have those reserves in case anything goes wrong. Also high is the Big Pre-war condo building on Kennedy Blvd and Duncan Ave The Hague which is around $500 for the one bedrooms so the Beacon is kind of in line with that building for its maintenance and it doesn't really have any amenities at all, nor parking except for like 5 cars or so from what I heard. And the electric isn't included there.

For Dixon Mills was from what friends who lived me told me all the heating and air conditioning was electric so the bill could get high, it might be gas now, but probably not. So I would be surprised with the Beacon having that for calculating the maintenance amount.

A place in Jersey City would be 440 farms which is the cheapest of any where I have found and also fresher than Pathmark, Shoprite or A&P. It is on 440 across from the shopping center. They have tons of different fruits plus vegetables, also eggs and dairy plus nuts which is about all they sell and very busy place on Saturdays, they are only open a few hours on Sundays, the weekdays they are also open. They only sell fresh not frozen. In the spring they also have the best selection of plants for gardens whether vegetables many different ones even celery which used to be grown in Jersey City at one time, herbs or flowers and even some trees. They are always first to have things in the spring for planting before Lowes and definately before home depot.

Because of the location they are generally the least expensive of anyone else in the area.

If you are looking wait, it will drop further than many could imagine, the safest place for the least drop is Journal Square cause it didn't rise quite the same rate as did downtown. And more of the homes in Greenville is very risky still even though they are cheapest. And the Heights like downtown could have a correction as well the closer they are to Hoboken, the more they rose.

Any of the new Developments remember the tax they should prediction after the abate it will be atleast twice if not 3 times that amount which will make it harder to sell than something which isn't abated.

For example after the abatement ended for the address 1 Greene Street in Paulus Hook, after the Abatement ended there was probably 20-25% of that building which hit the market within less than 1 year because of how much are now having to paid on them.

But if you are really set on the new stuff with not much moving wait to know when there are 5 or less remaining, as they might even sell them just to rid of it, since it is pure profit than having to wait for some one else to come along and might be cheaper than the first 5 were.

IE Trump or Gulls Cove, they have only another building each they won't start till all them are gone, because then they would have to discount them even further than that which they know. And the reason they do that is because on many of the sites unlike real estate agents who are independent contractors 1099, those individuals are W2 paid not 1099, so the last thing the developer wants to do is keep contribute to them, since with the others they wouldn't be. And the Manager alone are areoun $200K a year and the other are in the neighborhood of $80 a year, add it up and they are paying nearly $480K plus more more just to have them over 1099 individuals, so the shorter they have to pay the more they save on that other expense.

On all the rest of the units, it is that price or you don't get it period end of story. As each one or 3 or decided amount the all the prices raise of what is offer and that goes on many times.

In Manhattan because the taxes unless you are the property city hall will never tell what they are because you could have a property owner on the 2nd floor paying twice that amount of more on the 39th floor who may have paid more or not for there depending on when they put on the market. The taxes would be all over the place but the prices will be the same size in the same line of the buildings: Liberte Harbor is the exact same way as is Trump as is Gulls Cove as is Christal Point I think it is called as is the 1st building of the Beacon as Liberty Terrace and several in Jersey City and Hoboken as a tiny company called the marketing directors who is maybe 10 years old runs or ran them all, with the Salaried employees not the 1099 ones. And I would know as I worked for them where it was more precious to have a renter from Hoboken who had connections to that City Hall for those developers from there, than the two of renters from Jersey City, than a property owner or property tax payer and voter. Property Owners are much more stable than renters which any real estate agent in Manhattan can tell you because it is the most transiant City in the World with 75% rentals.

And even when they have 10 left they will begin negotation because usually by the time they hit 5 the vast majority of developers which just hand them over the the agents who are 1099 and not W2 and even make double the commission for the remaining, and save all that much more than having to pay those salaries any longer. Since it is really going to work and doing nothing and hoping it continues on forever.

If they don't say it bottomed out even less buyers their are, than if they do say that just like the tax incentive. Some how if you aren't educated you will believe anything also who see as an expert when they are not. It goes with anything, cause most people don't turn to an amature and just take everything for granted if they knew better than that person, more often than not.

On the note of Corcoran sound said they heard of and the were the first time ever busted on that island for the square footage cause they jacked it so much, and it was challenge after some bought and over a room was missing from the size they said it was, just to get the price than it was worth. And if Scott Brown was a Shock in Politics, that bust was equal to those companys on that island if not more. And when they were picked up by Coldwell Banker or Cendant the parent company it 2 or 3 times the level, cause it couldn't compete without some kind of funny business to buyers and sellers compared to the rest.

And then after that took Citi-Habitats as well which probably stunned everyone even more. Since that island is approximately 75% rentals and not 10-15% like most cities because rentals are so unstable and no votes are guarantee like that of property owner are who pay property taxes, you can just run from it like you can from a rental. There is more companies like nearly 5-10 times the companies who only do rentals because they can't really get very many properties to sell like they can find rentals on that island, unlike anywhere else. And a good amount those building are called REITS, and once paid off it is like 5% occupany only to run and maintain them and the pure profit.

Why do you think Lefrak does so well from Newport or Battery City or Lefrak City in Brooklyn, mostly condos or more like 90-95% rentals. And that is Mocco intention as well for Liberty Harbor he recognize how much the Newport one make. And the city did emminent domaine on 15-20 property owners with the were a few brownstone to have him start building, since they realize what was about to happen and they were in the way and could get top dollar on them since they were only going to be torn down to make something bigger instead.

And if you want to know about how the projects rank with each other the worse one is in the back of Hoboken, and the one by the Beacon is tame by comparison to that one.

I know everyone knows about the St. Patty's parade over their but they also have a Puerto Rican Day Parade, where majority of them come from projects, or it wouldn't occur. Most people aware of them won't buy within a 2 block radius of them, and even less so within a 1 block radius of it, not next door like the Beacon in Jersey City.

Unlike Brooklyn and all the other 3 borough, Manhattan doesn't have an MLS and the only place in the entire country with out for that very fact alone and a few others technically speaking so everyone else is clueless about the perks.

And just in case you can't imagine it but Realtor.com doesn't carry all the properties available maybe 10-15% and doubtfully 20 and the big ones won't join an MLS or two that some have thought was a brillent idea to do on that island.

And every time you hear a complaint from any of that cities or states government make sure TRENTON HEARS because the more the more it happens the quickier they come, and in time the lower the property taxes will become, and every company that comes in those income taxes help even more making that much cheaper to have to pay. We all do realize that city hall is very deaf to those that put them in their positions. And the more pressure Trenton can do the quicker either team Healy Listens or is gone.

Manhattan can double all of the property taxes and still it will be half of that for Jersey City which is how low they really are, as only those that have seen them can tell you and why it is shock and awe when they see New Jerseys.

In residential they aren't really around any more that part was sold off separately from the commericial. The very first computer system in Manhattan they had in the industry and it was 10 years before anyone else caught onto what it even was.

Whether they are know over hear, it is besides the point, when a company watches an entire nation, not just where it is located, they can watch and predict things better than anyone else can do.

Of the oldest 5 you only mention 1 which was brown harris stevens and the were 4th oldest or 5th oldest. Corcoran is like Weichert hate to bust your bubble but only a baby in knowledge and skills. They are like Weichert a hell of a lot of agents, but they also are know in the industry as the pit to avoid unless it is Citi-Habitats which is even worse than them.

Well thriftyT you are probably a real estate agent or a real estate broker who has never heard of William B May, but Peter Mocco who in Charge of Liberty Harbor Has, and who knows they are probably still in some way involved with the Commercial space there since the residential was taken over by the marketing directors because it was staled so many times while the initial stuff was built. Instead of the Communities name prominently displayed like on less real esstate than a company name on more. In commercial real estate you put to agents on a deal and if one is from William B May the other they won't even listen to as they are seen as just a beginner, and doesn't matter that the william b may agent is only and agent and not a broker associate as in that company you are taught everything in the brokers school and more like on average have to have over 10 years not 2 to qualified to be with them unless you are an assistant of someone like I was, and the information is about 300-400 hours of education in value not another only a 150 from being an agent and 2 years.

It depends on location, technical even though the prices have come down, the amount being paid is across the city only a 2% dropping taking into considerations all area of the city and not the area closest to Manhattan which technical still increasing very slightly, and the stockmarket coming back aleady, so they will never see the drop like they have never seen in over 150 years. The biggest drop is most like Greenville Followed by Jersey City Heights, and that is those properties close enough to Hoboken to be appraised on the Hoboken Values and not the Jersey City ones around them, as after downtown, the next safest area to hold is Journal Square area since it maybe 3 PATH Stops but does least have 1. The farther one is from that train the great it would have been, and without those water taxis, places like Port Liberte would have been include, but it just happens to have that water taxi for the rush hours going directly over to that island. And with that PGA turnament which was schedule even before that golf course was build because they are planned that far in advance should help paint picture of what those home cost. The biggest of that condo complex is townhouses, the the most expensive property every in this city was in that complex by alway double any brownstone in downtown, and only 4 bedrooms too and 3 baths.

So no matter where you live, firgure it out as unlikely 99.999999999999999999999999 percent of the rest of the real estate I have worked as only an assistant to the #1 company of that city who was number 2 in age, and only had 200-250 agents on that island or 1 of the other 4 boroughs as the rest were worth the trouble to them.

And I left it, today or in the last 2 years agents are making shit in either Jersey City or the rest of Hudson County nor in Manhattan whether it is Rentals or sales, and across that river you pay normally almost 2 months rent not 1.

Just a tip.

Just a note the job market is tied to the housing market and the stock Market. The Housing market starts way out in California and that area 1st and hits the East Coast about 2 years later, this occurs on average every 10 years, it is anywhere from 8-12 years, old real estate companies have only seen this reality 10-15 times at least and those are majority in Manhattan not NJ. When the stockmarket which first must crash it incates within 2 years that housing market on the East Coast, or almost right away for the West Coast. The job market is the same way, the west coast starts that approximate 2 year wait before it really begins on the East Coast.

Luckily in Jersey City and probably Hoboken it is still near manhattan reality since the haven't even dropped yet and are still rising still rising and Jersey City technically has only dropped 2% not even 5 or 10%, though some properies sound like they have because there is basic no buyers or 1 in 100 when a market is rising.

The only thing to buy in this city is first a short sale and then maybe those other properties who think the market has crashed 10% or more in the city. Maybe priced at around 4 year ago prices or so, not 8 year ago prices as in other areas. Since this market was going to around 12 years the dip is great and it last longer than the 8 year cycles.

Just a help note to you all, I am sure you never heard about this before, since I had started working in real estate in a company in Manhattan which was around 150 years old not 20-25 like Wiechert, a bit older Coldwell Banker or Era same company, and a bit older is Remax, and none of them can shit because the have never looked at the trends of real estate or the stock market and how the interconnect. I don't do real estate any more but getting into that last of the 3 in all the same regulate department of the 3 which is much safer and there is no cycles, and the only types of companies which never see them period.

Most likely as they said in New York City they won't change the name, other places it is less know so probably they are more likely, and they sell everything and anything . Even if they don't change the name they will have the Walgreen own products to help for when they would in time. The buy gives them that much more volume to the business they already have. The higher the volume, the cheaper things become to make a profit. Walmart classic example or Target. I grew up in the midwest when it was Daytons who thought lets have a store to sell everything we can't get rid of, and now Daytons, the same family as the only individual to that fortune was also a Senator, Mark Dayton, kind of similiar to Corzine run in NJ, except every more difference between the rival in amount of cash on hand, than fun raised. And well it was split and Target was becoming much more profitable. And soon all Daytons were magically overnight Macy's, since Macy's was only in Chicago and Maybe 1 or 2 other cities in the Midwest while Daytons any City over say 40,000 or so had one so a great way to gain market share in an area, and Walgreens will leave as for 5 or 10 years and magically over night the same will happen most likely, just as Macy's did in the Midwest.

Lincoln Park is a decent size park as well and has a lot more in it than liberty state park, such as all the tennis courts which has semi-pro there if you like to play tennis, there is only two places in Hudson County with a lot Lincoln Park and down in Bayonne and no where else so many of them. Lincoln Park is a county park, while liberty state park is course a state park. It is well maintained as well and also offers tennis courts, a track and a golfing range, it is about 1/3 the size of central park.

The most expensive area of Jersey City is downtown of course, but a minute or two path ride away is Journal Square which also have buses which go to exchange place as well any only cost $1.35 each trip and you can get a month bus card and it is even cheaper, though the bus takes a few more minutes than the Path.

Most of the time if you are living in Jersey City and are going out, you either head downtown or you head to the city.

The Price in Journal Square is about 2/3 to 3/4 the price of downtown in rent. Any if you have any savings at all 401 or IRA since you said you are paying $3000 a month, you probably can get a condo with FHA and only put down 3.5% instead of renting, for the prices the one bedrooms are in the area. Of course it is more of a commitment than just renting if you don't like renting in Jersey City you can just more back to the City, but in the long term you gain equity than paying someone elses mortgage.

It is all a toss up.

The comparison of the different citys is comparing apples to oranges, nearly 1/2 the population of hudson county is Jersey City. It is like asking the worse place in Essex County and I bet Newark will be the place. Because these two cities are more known the rest of the cities in those counties because they have a larger population.

Unless you speak spanish, Union City and North Bergen aren't much better, and there are many factors to consider.

Now if they mentioned public transit or another number of factors Jersey City would be rated better.

The restaurants and bars in Hoboken and to also not Newport are genrally similar to the city, all because there rents are also high. In the grove Street area they are much better in General, and since you are talking about paying 3000 a month, and if you want to be in a doorman elevator building in the Grove street area a grat place which includes heat and hot water, that is close to the Grove Street Path, not far from exchange place which i am guessing is where you will have your job in the financial industry like most, would be at 270 0r 280 marin blvd, the two buildings right behind city hall which is on grove street. In those building is a coop, many people aren't aware of it, but they don't get as high of rents as you would think, and that is because one of the individuals who bought so many of the apartments when the building we bankrupt now holds like 40% of the building and the banks won't finance them so they are all cash deals and thus the units are cheaper to buy than the rest of the condos in downtown jersey city and the landlord doesn't have high rents, from what I have heard it is $1400-1600 a month for a 1 bedroonm and around 900 sf, not like the 650 Sf in most brownstones, or 600 SF since most are 16-20 ft wide on average more like 17 or 18 and 35 feet deep that comes out to 630 sf a floor, and you get to pay the utilities of heeat and hot water which can be $100-200, so for the $1200 rent on some places it all pans out. The Grove Street areaa is where you can save money to buy in a few years. The bars and restaurants are good, though you just have to check out the many around some are better than others just like in the city, good luck.

You can hope it could be sooner, but if you have followed the trial of the former deputy mayor things aren't looking great for the prosecution and how they took apart the key witness stating he is trying to get only 9 years instead of the 40 years for pleading guilty and the other ways they have cut him apart.

Yes that is the cop and fire fighter bar, I live in the neighbor hood and to not feel you at a hood bar it is the best place to go in the neighbood of West Bergen or West Side Avenue. When they get to know you are from the neighborhood, you can find the special privledges of going in the and staying late and for some like the cops and fire fighters very late after they have locked the doors, never have done it myself but I have heard it can be classified as the only 24/7 bar in the city since they are so in with the fire fighters and cops it is not even funny. Went there one St Pattys Day for Jersey City and boy was it packed, more packed that I had ever seen a bar in Jersey City on St Pattys Day for Jersey Citys celebration, the one downtown on Marin gets them too, but this one has both inside and outdoor space. Now this bar as many say is a mixed crowd and gets people from all over as it is well known for the best burgers in Jersey City since they are homemade and cooked on a grill, they must have 16-20 taps, since they have 2 different sets of taps with different brands on each. They are a cash only bar so no credit cards like downtown. You won't find as many blacks in the bar as you might think, because the neighorhood in the area is really italians, irish and other europeans, so it was surprising to see a man stating someone disrespected his girls and breaking car windows in the parking lot. It has been known before with cops having been told to get out with theirs guns before, and sergeants called in to get them out and leave the guns in the cars more than once.

The curfew helps to keep down the number of these over paid cops and not just downtown but near all those other areas in the city which are even patrolled less that downtown where all the complaining goes on, don't expect beat cops anytime soon in this city of 14 square miles we would need alot more cops and the property taxes would go through the roof. If downtown wants more cops then they should also reassess all those properties too since they are 3-4 time the value of the last assessment where as the rest of the city is only twice the values to 2 1/2 times the values, which means in proportion to what they are paying more than the downtown folks are paying in their taxes or in the rents they should be paying if the property taxes would increase for the beat cops to patrol. A curfew for the time being keeps the taxes down. But there are other factors this city needs to go after at the same time is enforcing all the projects rules and regulations with drugs and alcohol especially since there is plenty in that assistance which shuld have been booted long ago. Typcially those in the projects pay any where from $10-100 to live there a month and then they get free gas and electric provided by the city and if you ever go by some of there projects there are plenty of brand new cars in the parking lots and around them. Section 8 is another one of those situations that needs to be gone after, it is worse than rent control in getting tenants out, and they have the kids that need the curfews often, as with those in the projects.

What a bargain you get 5 extra wings with the special of $15, don't everyone jump at once for it