Why this classic Manhattan neighborhood is a hot destination again
March 27, 2025
There’s so much more to the Upper East Side than Gossip Girl!
Dear friends,
When I started this newsletter last summer, I set out with a mission to tell interesting stories about the world of real estate. We’ve talked about having difficult conversations with your partner about living together, deciding whether to rent or buy, and how to save thousands of dollars before you ever even sign the mortgage documents.
One thing I haven’t done so much of is highlighting specific neighborhoods.
This is because I work with people all over New York, and what I keep finding is that there’s something to love about every neighborhood, from the dignified brownstone on a quiet corner in Park Slope to the swanky corner condos with soaring ceilings in Hudson Yards! One can be measured in nostalgic coffee shops tucked away by lush greenery on tree-lined streets, the other in trendy restaurants and a unique walking trail with abandoned railway, native plants and bold sculptures. And I’d be happy to show you both!
But this month, I want to showcase an oldie but a goodie, in old New York. This neighborhood somehow manages to be both timeless and up-and-coming, retaining its traditional charm while being unafraid to show off its surprisingly modern flair. It’s a quiet—some might say too quiet—respite from the workday yet it’s constantly bustling with activity.
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No, I’m not talking about Greenpoint or Astoria. (Maybe next newsletter?)
I’m talking about the Upper East Side!
Seriously, the UES has been topping the most-searched neighborhood chart in Manhattan for many months now.
So why is the UES getting all the love? Because it offers some of the best value for your money for real estate in all of the city, and it has so much to offer for just about everyone, with the convenient subway access, shops, restaurants, Central Park and East River Parks, world-class museums and more!
A tale of two cities?
First off, to understand what the Upper East Side is like to those who live there, let’s look at how the neighborhood is laid out. Think of Lexington Avenue as an imaginary border between east and west. West-of-Lex is a bit fancy, total old money vibes, but East-of-Lex isn’t exactly hurting for luxury.
On either side of the divide, however, there are some of the most prestigious schools in the country (Gossip Girl was made here, after all), some of the trendiest new restaurants and art galleries, the still-immaculate Second Avenue Q train, and huge amounts of space, including closet space!
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But the area west of Lexington contains a little conundrum that makes it more difficult to buy there. Although the homes could sometimes have a surprisingly low price tag, they don’t allow financing for more than 50% of the price.
That means you’ll need to come up with the other half in cash. Not easy to do when the asking price is north of $2M.
You’ll often need to have the equivalent of the price in post-closing liquid assets to get approved by the co-op board, if not more. Yes—another $2M in cash, stocks and bonds, after you have closed.
Things work a little differently when you cross from the named streets to the numbered ones, East of Lex. For one, the building allows financing of up to 75%, and they only need to see 24 months of post-closing liquidity.
That makes it a lot easier for first-time home buyers to qualify!
Are you telling me the UES is affordable?
No, the entire NYC is not really affordable. But the UES is currently offering some of the best bang for your buck, especially compared to hot Brooklyn neighborhoods like Park Slope, Brooklyn Heights, Dumbo and Greenpoint, and really...anywhere else in Manhattan south of 96th.
So relatively speaking, and for what it offers, yes!
And home buyers are starting to take notice. Lenox Hill specifically, the area of the UES between 59 St and 77 St on the UES is getting the most attention because of its prime location.
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A place of solitude between the park and river
There’s something so inviting about the Upper East Side that you can’t really find in other neighborhoods. It’s not just museums, the numerous parks and playgrounds, the Brearleys and the Daltons.
It’s not just the that the opening of the sparkling clean Second Avenue Subway line made the area that much more accessible, bringing commuters closer to home.
Or the tens of thousands of restaurants, many of them Michelin-starred.
To me, the Upper East Side feels timeless, a place that has stood firm for generations, where you can start your day with a breezy run along the East River and end it with a genuine Viennese sachertorte at the Neue Galerie’s Sabarsky café. You can pick up a game of pickleball at Carl Schurz Park, see medieval treasures at The Met, and just bask in the splendor of it all.
It feels like a part of New York that has always been there and yet constantly remade.
Call me and let’s schedule a time to explore it together!
Xo,
Judy
