Between new glass-and-drywall condos in overdeveloped hotspots (Bushwick, Williamsburg), legit up-and-comers (Prospect Heights), big-ticket brownstones (Park Slope, Cobble Hill, Fort Greene) and sketchy–or in New Jersey–broker-fantasy zones, lie "just-right" streets that can be relatively free from corner menace, sticker shock and boom-time developer schlock. Often spanning only a few blocks in each direction–and best found by pounding the pavement–these micro-neighborhoods are close enough to their cool central siblings to legitimately bear their names, but are often better deal-hunting grounds–especially for renters–for anyone willing to do a little legwork.
Just Right: Between Carroll Gardens and newly-minty Red Hook, around Columbia, Hicks, and Henry Streets between Summit and President Streets.
Vibe: The big, bad BQE overpass runs right through this area, which might seem avoidably loud, but the bike-and-pedestrian bridge, the surrounding waterfront and quiet brownstone blocks give this not-next-big-thing enclave a welcoming feel–though you'll know you've left the millionaire's rows of CG proper. A collection of low-key bars, bistros and colorful cafes on Columbia Street caters to a local crowd of artists, hipsters, old-timers and professionals. Artists' lofts (the kind with actual artists) co-exist with buffed-up brick and weathered saltbox. Drawback: It's a hike from the (F) subway–but so is all of Greenpoint and, for that matter, half of the Upper East Side.
Sweet spot sampling:
Sale
79 President Street #3- 2 beds, condo, $529,000
Rental
15 Carroll Street- 2 beds, $2,100
Next: Between Clinton Hill, Bed-Stuy and Bushwick.
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