Neighborhood Dive: Hyde Park edition
In a recent blog post, we published some results from a poll of local real estate agents.
One question asked which neighborhood or area did agents think would appreciate the most in the near future. There were many answers, but largest percentage was for Hyde Park.
We agree.
But what is it about Hyde Park, one of the city’s most forgotten neighborhoods, that gives it this potential?
Let’s dive in, shall we?
Hyde Park has ROOM to grow!
First, it’s worth noting that in terms of housing stock and its variety of distinctly different areas, within Boston, Hyde Park is only rivaled by Dorchester. But unlike Dorchester, Hyde Park is also bejeweled with lots of public green space. Hyde Park borders three Boston neighborhoods: Mattapan, Roslindale, and West Roxbury. It also shares a town-line with Dedham, Milton, and (barely) Canton. It’s just under 5 square miles and has a population of around 40K.
Within Hyde Park there are a lot of wildly different areas to choose from. Its geographic diversity runs parallel with its demographic diversity.
There is Cleary Square, Fairmount, Hyde Park, Logan Square, Lower Mills, Readville (Low Plains), and Stony Brook. Each of these areas has a unique flavor and housing profile.
So why does Hyde Park have lot of long term potential:
Access to green space through the park system along the Neponset river pathways, proximity to the Blue Hills, and just on the other side of the Mother Brook, the Stony Brook Reservation and George Wright Golf Course.
Three train stations on two separate rails: Cleary Square, Readville, and Fairmount. It’s under 20 minutes to downtown.
Lots of untapped commercial space between Cleary and Logan Squares, in addition to acres of industrial space that could be repurposed for housing and community use down the road (see Westinghouse Lofts and Roundhead Brewery).
Single family home prevalence with some of the biggest lots in the city. In the post pandemic world, there’s been a noticeable shift in market preference towards single family housing and away from condo living and greater desire for private outdoor space. Hyde Park is a single family haven! There are almost 4800 single families in Hyde Park, with an average lot size of over 6500 sqft. By comparison, West Roxbury which has over 6600 single families, has a smaller average lot size per home. We haven’t run the numbers (yet) for every neighborhood in Boston, but we’d wager that the lot sizes for residential homes in Hyde Park are the largest in the city.
Average sale prices are still pretty low. In 2022, condos averaged $447K per sale and single families averaged $638K (Single families in Boston averaged just over $1M). For single family and condo sales combined, Hyde Park ranked 28th out of thirty (see jpg). So there’s room to grow!
Potential, potential, potential: Hyde Park’s living area to lot size ratio (25%) is also one of the lowest in the city. Compare to JP and Rozzie, which are 56% and 45% respectively.
Hyde Park’s single family market report card for Q4-2022.
What do we love about Hyde Park? Here’s our top attractions and/or reasons for visiting Hyde Park:
Ron’s Ice Cream and Bowling. If the term “Hidden Gem” stills means something in 2023, Ron’s Ice Cream & Candlepin Bowling Lanes is the epitome. First…candlepin? In my humble opinion, this is THE best way to enjoy the sport of bowling. Contact me if you’d like to debate this topic. Ron keeps his lanes and equipment is very good condition, there’s a computerized scoreboard (probably still from last century). Then there’s the ice cream. Handmade and deee-licious. They also serve pizza and beverages. But the 30-50+ flavors of ice cream and ice cream cakes are where it’s at. A great spot to bring the family and they host birthday parties for all ages too (they do have lane bumpers for the little ones). I brought my family there recently on a weekend morning and we easily got two lanes and, despite the ante-meridiem hours, we had ice cream. Of course!
Greenspace! Hyde Park is almost surrounded by green space. Starting w/ the Stonybrook Reservation, there are acres of dirt and paved trails, including a small pond for a (not legal and not encouraged) summertime swim. Stonybrook is peppered with playing fields, a community pool, some neat playgrounds (Kelly, Factory Hill, Smith Pond) for the kids, and an ice rink. It abuts George Wright Golf course which, in winter, allows folks to freely traverse with their dogs or just with your human friends. The Motherbrook, a connecting tributary between the Charles River and Neponset River has Mill Pond reservation, and there are two Neponset River Reservations, one of which connects to a much larger Fowl Meadow on the Milton boarder. Then, just a mile or two from the edge of Hyde Park begins the Blue Hills Reservation, one of Eastern Massachusetts’ most popular hiking destinations.
The Cavan - This is the ultimate neighborhood dive. Not sure about these days, but a few years back it was home to a local karaoke night for which folks would come from miles around. Okay, this one is definitely an acquired taste, but it’s definitely a vibe that helps define Hyde Park overall.
Tutto Italiano - Translates to “Everything Italian” and, as far as I can tell, it’s accurate. They’ve got all the provisions from the old country and some amazing sandwiches. If you’re getting there just before lunch time on a Saturday (they’re closed Sundays and Mondays), prepare to wait in a line of hungry fans winding through the many aisles shelved with a dizzying array of imported pasta, olive oils, cookies, spices, and so much more.
Roundhead Brewing - Founded by two local brewers within the past couple of years, they’ve finally got their space, hidden away on an old industrial lot just a mile from Readville. From our small sample size, the beer is excellent and the atmosphere is awesome. Their tap room is family friendly too!
Riverworks Theater Founded over 40 years ago, the Riverworks Theater Group took over the old French’s Opera House and enjoys a supportive local community.
Riverworks Theater along Fairmount Ave, part of Logan Square.
The short of it is that Hyde Park has a lot to offer, including attractive home values.
When you factor in its well-below-the-median market values, its proximity to green space, easy access to downtown via two commuter trains and (currently) three stops, quick access to the highway, and acres and acres of undeveloped commercial and industrial space, we think Hyde Park can the be next frontier for the Boston’s growth and development.
Folks searching for a home in other Boston area neighborhoods might consider giving Hyde Park a good look. You may be pleasantly surprised.
