Compare Brush-Park and Boston - Edison Neighborhoods

[Ocean2026]

To me they seem similar but I'm far away.

What are the differences?
Which might have a better future?
Which geographic location is preferable?
Which has more historic homes?
Is one area safer than another?
Are the people in each similar- age -demographics?

[dtowncitylover]

The two can hardly be compared. Brush Park used to be the rich neighborhood, but has since gone the way of empty houses and open fields. However some of the homes left standing have gotten great rehabs, while the rest have gone the way of the 1000s of homes around the city, in desperate disrepair. Boston Edison has the better future when speaking about the homes left standing. Most the houses are either homes or can be rehabed. I would rather live in BE because it is more habitable and has a neighborhood great association.

[RickBeall]

There are lots of similarities. Big homes in an area of rising crime. Boston Edison may be Brush Park in 20 more years. So how do you prevent it?

[mwilbert]

Brush Park is probably in a better location than Boston-Edison. Brush Park is reasonably close to downtown and Eastern Market and Midtown. Boston-Edison is kind of isolated from anything--it's surrounded by rot.

Boston-Edison is much bigger than Brush Park--it has many more houses, and a smaller percentage that have been lost.

[Lorax]

Even with the large amount of infill housing and rehab of a handful of Victorians in Brush Park, it is still a long way off from being a "good" neighborhood. It is closer to downtown, and could be argued IS downtown.

Boston Edison is hands down a better neighborhood, though struggling with it's rather isolated location, rising crime, and looming foreclosures. One of the mansions on Woodward and Arden Park was recently on the market for 139,000, was in relatively good shape on the outside, had over 6,000 sq feet and a large lot. I believe it sold- it's no longer on the MLS, but who knows what it sold for.

The neighborhood association was very helpful when I was looking at the area for a foreclosure, but ultimately it was the high taxes that precluded me from buying a home for myself there [[I have investment homes on the east side).

One home I remember in particular, an old stone/brick English Tudor on Boston Blvd. could have been bought for 25,000- but the taxes were 14,000 per year! I don't wish to fight the tax tribunal, when there is little evidence it would be brought down to what it needed to be, which was the 1000-1500 dollar mark.

There needs to be an effort to protect these communities, and although many will balk at this, closing off the streets, building a high brick wall around the periphery of the neighborhood and gating the community's entrance would make it easier to patrol, and drive up property values.

This usually goes against my socialist view of the world, but I love great architecture, and it's threatened by the decline of Detroit to the extent that only drastic measures like this will save it in the end. This goes for Brush Park as well. Walls can always be removed a generation or two from now when and if the city gets it's act together and starts acting like a responsible steward.

[swiburn]

Thanks for bring up my favorite neighborhood in Detroit-Boston Blvd. .
I read that the neighborhood has about 30% vacancy now-l0% is considered bad.
The neighborhood was platted around l910-former residents included Mark Twain's daughter; Walter Briggs [[of Briggs Stadium); the Fisher family; the J.L. Hudsons and
Horace Dodge.
Boston Blvd. never had restrictive covenants attached [[as did Indian Village) so African Americans and Jewish started moving into the area in the l930s.

Brush Park was very fashionable around 1890. Most of the old houses have been torn down. I'd say that the early 20th Century Detroit Society moving pattern was from W. Fort to Jefferson to Brush Park to Boston Blvd to Indian Village to Grosse Pointe.

[MichMatters]

If we're talking about immediate livability, Boston-Edison is the more livable of the two. That said, I've always liked Brush Park better. It's older, and because of that the houses and lots are built more vertical instead of the more modern and sprawled out layout of the homes in B-E. Brush Park's location and proximity to usable amenities, in the long-term and even in the short-term, is imminently better. B-E is built at the edge of the more soulfully-styled old Detroit; while it's definitely more varied than your modern, high-wealth suburban neighborhoods, it doesn't function much differently with its long blocks, large yards and reliance on the auto.

If this is about simple livability, that B-E is ready-to-move into. If we're talking the total package and potential, I don't even think it's a competition. All that said, I'm not even sure if these two should be compared to begin with. They are apples and oranges because of the distance of time between when the two were built.

[Retroit]

I agree most with dtowncitylover. Brush Park has about 5% of its original houses standing. Boston-Edison has over 95% of its original houses standing. Style-wise, BP is Victorian-Queen Anne, late 19th Century. BE is Colonial-Tudor-Craftsman, early 20th Century. BE will survive intact with some TLC. BP is going to need some massive investment if it will stay an historic Victorian Era style neighborhood. BE is probably safer because you have more neighbors looking out for each other. If you bought [[or more likely, built) in BP, you would be living in virtual isolation [[for the most part). I think that someone that moved into BP would have to be much more dedicated and determined, kind of like an "urban pioneer".

You might want to take a virtual tour using Google or Bing Maps and either the Street-View or Bird's Eye View, if you haven't already.

Financially, if I could afford a $250,000 home and I made $100,000 a year, I'd buy in BE. If I had $500,000-$1,000,000 to spend on a restoration or a reproduction and I made $200,000 a year, I'd go all-out in BP.

[RickBeall]

There are a lot of simularities between what destroyed most of Brush Park, and between what is happening now to Boston Edison. It too may soon be a gap toothed old lady.

I don't mean to be negative. I would like to see the lessons of Brush Park learned and see Boston Edison survive. Of course there are similarities and differences between the two, but will the simularities be enough to cause the destruction of Boston Edison by the time 20 years have passed? We can watch history in the making. Or shape it.

[detroitsgwenivere]

I'm not so sure about the assessment that Boston Edison is falling into the mouth of the dilapidation monster. Some friends of mine have made home purchases there in the last year while others are still deciding which house to go with. I think the problem is that for every 3 houses that are bought there, 5 more end up back in the market through forclosure.

Taxes are the biggest problem posed to that neighborhood's stability. I'm told by an association member that decades ago, when the market wasn't expiriencing much growth, a higher tax rate was lobbied for in order to keep the "riff raff" out. It worked at the time, but as more people left for the burbs and the market grew, people were priced out of puchasing because of the taxes. Then speculative bankers and realestate carpetbaggers stepped in and some homes fell to the wayside. Now, the taxes are the main reason people choose other areas and are also the reason people are losing these homes in the first place. Who can afford 8000- 10000k a year for taxes with Detroit's present economy, and who would want to when you aren't getting the kind of services your paying for?

Let's hope more people like my friends, who are willing to pay high taxes as an investment into Detroit's future, also take advantage of the down market and take a chance on our city. I plan on keeping pressure on our Mayor to consider lowering taxes in targeted areas that have the greatest potential for growth and sustainability. I know it's a tough sell with us cutting services and everything, but something has to be done to preserve these neighborhoods. Even houses in NEZs are taxed into languishing on the market for months and years at a time, falling into severe disrepair or victim to the serial insurance job arsonist.

[EastsideAl]

Brush Park has to be one of the biggest missed opportunities in a city that sometimes seems almost wholly made up of missed opportunities. What a monumental foul-up - "demolished by neglect" indeed. Let's hope a similar fate does not befall Boston-Edison, Indian Village, or any of the other beautiful communities still left in our midst.

[bailey]

Brush Park has to be one of the biggest missed opportunities in a city that sometimes seems almost wholly made up of missed opportunities. What a monumental foul-up - "demolished by neglect" indeed. Let's hope a similar fate does not befall Boston-Edison, Indian Village, or any of the other beautiful communities still left in our midst.

..With a huge dose of Coleman Young kleptocracy to get the ball rolling.

[casscorridor]

Brush Park will be the better location in the future for a true urban experience. Development in that area is inevitable, and has already begun [[even though the pace has slowed over the last year or so).
Boston-Edison doesn't have the same development potential, but it has a much different neighborhood charachter. Huge homes with yards and wide boulevards vs [[in brush park) densly packed homes and apartments with more retail in the immediate area. But I dont agree that Boston-Edison is threatened in the way Brush Park used to be. Most of the homes remain [[and the surrounding areas are relatively stable in Detroit terms), and the North End will likely see a lot of development due to the light-rail. I do agree that taxes are a huge obsticle. Lowering them would be wise in this area.

But I definately prefer Brush Park, even though it is mostly abandoned. I see more potential there to create a true urban neighborhood. Hopefully one day there will be seemless connection [[with no missing teeth) btwn Cass Park, Downtown, and Eastern Market.

[DetroitZack]

I pray that Boston-Edison never becomes like Brush Park. I find it incredibly depressing driving through Brush Park and seeing all the urban prairies. But Brush Park does have a lot of potential for infill. If I had to choose which to live in I would go with Brush Park, because of its location and history.

[RickBeall]

This is just an odd memory. Brush Park was still deep urban ghetto in the 1970's. All the big houses were multi-unit rooming houses. When I was in college in the late 1970's I had a friend from Nigeria, a black fellow, and I used to drive him through their to scare him.

I was always memsmerized by the buildings.

[p69rrh51]

Even with the large amount of infill housing and rehab of a handful of Victorians in Brush Park, it is still a long way off from being a "good" neighborhood. It is closer to downtown, and could be argued IS downtown.

Boston Edison is hands down a better neighborhood, though struggling with it's rather isolated location, rising crime, and looming foreclosures. One of the mansions on Woodward and Arden Park was recently on the market for 139,000, was in relatively good shape on the outside, had over 6,000 sq feet and a large lot. I believe it sold- it's no longer on the MLS, but who knows what it sold for.

The neighborhood association was very helpful when I was looking at the area for a foreclosure, but ultimately it was the high taxes that precluded me from buying a home for myself there [[I have investment homes on the east side).

One home I remember in particular, an old stone/brick English Tudor on Boston Blvd. could have been bought for 25,000- but the taxes were 14,000 per year! I don't wish to fight the tax tribunal, when there is little evidence it would be brought down to what it needed to be, which was the 1000-1500 dollar mark.

There needs to be an effort to protect these communities, and although many will balk at this, closing off the streets, building a high brick wall around the periphery of the neighborhood and gating the community's entrance would make it easier to patrol, and drive up property values.

This usually goes against my socialist view of the world, but I love great architecture, and it's threatened by the decline of Detroit to the extent that only drastic measures like this will save it in the end. This goes for Brush Park as well. Walls can always be removed a generation or two from now when and if the city gets it's act together and starts acting like a responsible steward.

31 Arden Park Boulevard is a lovely home and the price was very low, but at 7,800 sq. ft. who can afford to keep it up let alone pay the 500k + the building is going to need to restore it back its former glory? Most of the 900+ homes in B-E are in appalling condition, and with the real estate market at its present level who would want to put any money into the area knowing there are just pissing into the wind. I have been a big supporter of the city but watching most of the historic districts in the city including once untouchable Palmer Woods turn into "ghetto" areas I do not see much hope for them to survive. All I can say is that I cry deeply as I watch some of the best residential architecture anything in the country left to rot on the vine!!

[cman710]

Most of the 900+ homes in B-E are in appalling condition, and with the real estate market at its present level who would want to put any money into the area knowing there are just pissing into the wind. I have been a big supporter of the city but watching most of the historic districts in the city including once untouchable Palmer Woods turn into "ghetto" areas I do not see much hope for them to survive. All I can say is that I cry deeply as I watch some of the best residential architecture anything in the country left to rot on the vine!!

While I understand that there are some vacant homes in Boston-Edison, and there are a significant number of homes that need significant renovation, I think it is a bit of an exaggeration to say that most of the homes in B-E are in "appalling condition." I took a lengthy drive through the neighborhood with a neighborhood resident within the past six months, looking at many of the homes, and I have to say that many of the homes are at least superficially in pretty good shape. Of course, they may need interior renovations, but I would hardly say that most of the houses are in "appalling" condition.

[Lorax]

Does anyone know if 31 Arden Park Blvd. sold? It looks like it's fallen off the market, but hasn't ended up on the sold list I have access to.

Sure, it's going to take bucks to restore it, but it wasn't in such bad shape from what I recall, and any work could be done incrementally.

It's the tax situation that drives many people away- you'd have alot of people willing to take a risk on a city without measurable services if the taxes reflected the values.

[p69rrh51]

While I understand that there are some vacant homes in Boston-Edison, and there are a significant number of homes that need significant renovation, I think it is a bit of an exaggeration to say that most of the homes in B-E are in "appalling condition." I took a lengthy drive through the neighborhood with a neighborhood resident within the past six months, looking at many of the homes, and I have to say that many of the homes are at least superficially in pretty good shape. Of course, they may need interior renovations, but I would hardly say that most of the houses are in "appalling" condition.

I drive B-E at least once a week and yes most of the homes are in apalling condition especially those west of the Lodge to Linwood. Most everyone drives B-E up to the Lodge from Woodward and many of the homes there are in marginal to exceptional condition. Take a deeper look the next time you tour the area.

[p69rrh51]

Does anyone know if 31 Arden Park Blvd. sold? It looks like it's fallen off the market, but hasn't ended up on the sold list I have access to.

Sure, it's going to take bucks to restore it, but it wasn't in such bad shape from what I recall, and any work could be done incrementally.

It's the tax situation that drives many people away- you'd have alot of people willing to take a risk on a city without measurable services if the taxes reflected the values.

Yes Ralph 31 Arden Park was sold mid November and suprisingly quite a few of the better homes in that price range sold around the same time.

[rid0617]

We were dead set on BE. Even contacted an agent about a couple homes. Fully prepared to spend the money needed for the restoration. Made a quick trip up there to look at them. It was with deep regret we put our plans on hold and honestly have no idea when or if we will move to Detroit. And the long term folks know how bad I wanted to come back to Detroit. Taxes and car insurance were the only reason we changed our mind. Even with the NEZ designation the taxes are ridiculous. I'm sure I'm not the only one taxes scared off.

[Lorax]

Yes Ralph 31 Arden Park was sold mid November and suprisingly quite a few of the better homes in that price range sold around the same time.

Glad to hear someone bought it, must have sold privately, since it hasn't hit the sold list yet.

Who's Ralph?

[Lorax]

We were dead set on BE. Even contacted an agent about a couple homes. Fully prepared to spend the money needed for the restoration. Made a quick trip up there to look at them. It was with deep regret we put our plans on hold and honestly have no idea when or if we will move to Detroit. And the long term folks know how bad I wanted to come back to Detroit. Taxes and car insurance were the only reason we changed our mind. Even with the NEZ designation the taxes are ridiculous. I'm sure I'm not the only one taxes scared off.

Honestly, it was the taxes [[NEZ reductions included) and the idea of leaving it empty for months on end while traveling that precluded us from buying in Detroit as well. Love BE, and would have bought any one of them that weren't too crazy tax wise. Funny, some of the posted taxes are actually low on just a handful of these homes- like 200 bucks a year or less. My agent says they are true taxes, just didn't ever catch up to current rates for some reason. I saw one for only 78 bucks a year in my research!

In a related issue, I had looked at the home at 7640 LaSalle Blvd. at Lamothe, a perfectly proportioned Georgian colonial built in 1902, which was for sale a couple of years ago for 8500 bucks, and was in surprisingly good condition- when we decided to buy it, the agent told us it had suffered a fire- not a total loss, but bad enough to pass on buying it.

This house had gorgeous paneling in the entry hall and downstairs rooms, great fireplaces, and a pallaidan window on the stairwell, slate roof and dormers. It made me sick that it burned.

I took photos of it on our next trip up, when we actually bought in Southfield instead.

And the worst part of all, is that it later sold for only 500 bucks!!! If I had known, I still would have bought it, but had moved on by then.

[missn]

If I could afford taxes, restoration costs, security, mantenance, utilities, and housekeepimg [[no way do I want to vacuum 8400 sq. feet), I would buy a house in B/E in a minute.

For those who choose Brush Park, what kind of a building would you put up, ersatz Victorian, modern, or a rehab on one the few suviving buildings?

[masterblaster]

Lorax, when did that house sell for $500? I was shocked and saddened when I saw it was torched. How recent are those pictures? When I last drove by it, in August 2009, that's what it looked like.