Hoboken Brownstones and Townhouses
Hoboken brownstones block by block, from Garden and Bloomfield to Hudson and Castle Point: single family versus multi unit, condition and renovation, the flood zone reality, what houses and brownstone condos have sold for from my own closings, and how a brownstone is priced and sold.
Hoboken’s brownstones are the reason the town looks the way it does and the reason its top prices are what they are: roughly 4,000 rowhouses built between the 1860s and the 1910s on a grid of eleven north to south streets, most of them long since divided into condos, a few hundred still single family, and a steady stream of them renovated top to bottom each year. I have sold whole houses on Garden, Bloomfield, and Park, including the three highest sales of my career, and floors of brownstones on nearly every block from Newark Street to 14th, and this page is what I know about buying and selling them.
The blocks, and what they trade for
Garden Street, 10th to 14th. The best brownstone blocks in the city: wide houses, deep lots, south facing rear yards on the east side of the street, and a block from the uptown waterfront. Renovated houses trade from about $3 million to $4 million; my sales at 1237 Garden ($2,950,000 in 2021 and $3,900,000 in 2025), 1251 Garden ($3,400,000 in 2026), 1213 Garden ($3,350,000 in 2026), and 1306 Garden ($1,930,000 in 2025) are the recent record on these blocks.
Bloomfield Street, 1st to 12th. The longest run of intact brownstones in town, with the Church Square Park blocks in the middle and the uptown blocks near Elysian Park. Whole houses trade from about $2 million for a house needing work to about $3.5 million renovated; my sales include 1017 Bloomfield ($2,080,000 in 2021) and brownstone condos at 728 Bloomfield ($1,350,000) and 84 Bloomfield ($695,000).
Hudson Street and Castle Point. The east side streets along the ridge, with the waterfront a block away, Stevens Institute above, and, on Hudson Street between 9th and 11th, some of the largest houses in the city. Whole houses are scarce and trade above $3 million; the brownstone condos, where most of the inventory is, trade from about $600,000 to $1.5 million, and my sales at 1022 Hudson ($935,000), 1030 Hudson ($925,000), and 1122 Hudson ($625,000) are in that band.
Park Avenue, Willow Avenue, and the west. Park and Willow carry brownstones and rowhouses from Newark Street to 13th, with the 1980s walk ups mixed in; whole houses trade from about $1.8 million to $2.5 million, where my sale at 621 Park Avenue ($1,800,000 in 2023) sits, and brownstone condos from about $500,000 to $2.2 million, where 336 Park Avenue unit 2 ($2,190,000) is the top of my record. West of Willow the rowhouses on Clinton, Grand, and Adams are narrower and trade lower, and my sale at 1034 Clinton ($1,100,000 in 2022) is the example.
Single family versus multi unit
Most Hoboken brownstones are legally two, three, or four family houses, and the buyer’s first decision is whether to keep the rental units or convert to a single family. A house with rental units carries income that lenders count and a tenant situation that New Jersey law governs closely; a single family conversion carries a construction project, a permit process, and the highest resale value per house on the block once it is done. The renovated single family houses on Garden Street are the top of the market because there are so few of them. I walk buyers through the certificate of occupancy, the unit count on the tax record, the tenant leases, and what the zoning allows before we price a house either way.
Condition and renovation
A Hoboken brownstone has four systems that decide the price: the structure (joists, the party walls, the rear wall, and the foundation, which in this town often means an English basement below street level), the envelope (the roof, the cornice, the facade, and the rear yard drainage), the mechanicals (which are frequently original in an unrenovated house), and the interior (the level of finish, the ceiling heights, and whether the original details survived). A house that needs work trades $700,000 to $1.5 million below a renovated one on the same block, and the renovation costs about that much and takes a year or more, which is why the gap is what it is. I have a short list of contractors, architects, and engineers who work in these houses, and I walk every house with the structure first.
The flood zone reality
Hoboken floods, and the brownstone blocks are not exempt. The low ground runs along the western avenues and the southwest, and the FEMA maps put many basement and garden level spaces in mapped zones; the east side blocks near the ridge sit higher. For a whole house the questions are the elevation certificate, whether the basement or garden level is finished and insured, the flood history, and what the resiliency work (Rebuild by Design, the parks with underground storage, the pumps) has changed for the block. For a brownstone condo above the ground floor the exposure is the building’s, and the association’s flood insurance is the document to read. My flood insurance guide covers how lenders treat it and what it costs.
Documented brownstone trades
Whole houses, from my own closings, all public record and listed on my Track Record page. The three at the top of the table were each the highest sale on their block when they closed, the benchmark the rest of the block is now priced against:
| Address | Year | Price |
|---|---|---|
| 1237 Garden Street | 2025 | $3,900,000 |
| 1251 Garden Street | 2026 | $3,400,000 |
| 1213 Garden Street | 2026 | $3,350,000 |
| 1237 Garden Street | 2021 | $2,950,000 |
| 210 13th Street | 2026 | $2,580,000 |
| 1017 Bloomfield Street | 2021 | $2,080,000 |
| 1306 Garden Street | 2025 | $1,930,000 |
| 621 Park Avenue | 2023 | $1,800,000 |
| 1130 Willow Avenue | 2024 | $1,650,000 |
| 214 11th Street | 2022 | $1,520,000 |
| 1034 Clinton Street | 2022 | $1,100,000 |
Brownstone and rowhouse condos, a selection: 336 Park Avenue unit 2 ($2,190,000, 2023), 728 Bloomfield unit 3 ($1,350,000, 2023), 264 Fifth Street unit 3E ($1,100,000, 2024), 1022 Hudson unit 1 ($935,000, 2021), 1030 Hudson unit 7 ($925,000, 2023), 262 First Street unit B ($815,000, 2024), 84 Bloomfield unit 4 ($695,000, 2022), 1122 Hudson unit 2A ($625,000, 2024), 68 Park Avenue unit 9 ($620,000, 2026).
How a brownstone is priced and sold
From the block’s own closed history, adjusted for width, depth, the number of floors, the rear yard’s exposure, renovation, parking, and the legal unit count. Launched with photography and a floor plan made for the house, twilight exteriors, and pre-market exposure to the Manhattan and Brooklyn buyers who are the main buyer pool for a Hoboken house above $2 million, then shown by appointment. The 1237 Garden Street record, $2,950,000 in 2021 and $3,900,000 in 2025, is what that process produced on the same house four years apart.
Quick answers about Hoboken brownstones
What does a brownstone cost in Hoboken?
As of August 2026, whole houses run from about $1.8 million for a house needing work on the west side or Park Avenue to $3 million to $4 million renovated on the Garden Street blocks; brownstone condos run from about $500,000 for a one bedroom to about $2.2 million for a full floor or duplex with outdoor space.
Which Hoboken streets have the best brownstones?
Garden Street between 10th and 14th for the widest houses and the highest prices, Bloomfield Street for the longest intact run, Hudson Street and Castle Point for the largest houses along the ridge, and Park and Willow for the most inventory.
Are Hoboken brownstones in a flood zone?
Many basement and garden levels on the western avenues and in the southwest are in mapped zones, and the east side blocks near the ridge sit higher; the elevation certificate, the flood history, and the insurance are the documents to read for any house.
Can I convert a Hoboken multi family brownstone to a single family?
Often, subject to zoning, permits, and any tenants’ rights; the renovated single family houses are the top of the market because so few exist, and I walk buyers through the certificate of occupancy and the zoning before we price a conversion.
Reviewed August 2026 by Anthony Vetrano, Associate Broker. Prices and flood designations change; confirm specifics for any house with your agent, attorney, and engineer.
Talk to Anthony about Hoboken Brownstones and Townhouses
One conversation covers your building or block, realistic pricing, and the smartest next step.