Among the many unique sections in the city, there is one area that is grossly under priced, under appreciated, and on its way to becoming the next desirable residential area. A few of the individual efforts to revitalize this community have recently been featured on BRO. I am referring to the Kleinhans Community, which is traditionally known as the area from West Ave. to Symphony Circle and from Hudson St. to Porter Ave.
The reasons that this area is so poised to take off are numerous. Its location is ideal in that it’s within walking distance to the Elmwood Village, Allentown, LaSalle Park, and Downtown Buffalo. The housing stock is comprised of architectural gems that can be had for a fraction of the price of nearby homes in the Elmwood Village and Allentown. The individual success stories, such as the Pennsylvania St. rehab by Jen and Jared have collectively played a significant role in the area’s rise. However, the dedication of the Kleinhans Community Association has been the driving force that continues to make the most out of the area’s positive attributes.
The KCA is a very active community group led by Chris Brown, who many of you have probably read about in other posts here on BRO. Chris and the KCA have been instrumental in creating a strong sense of community, in addition to encouraging owner occupancy in its neighborhoods. In my recent conversation with Chris, his passion for both Buffalo and the Kleinhans Community was evident.
When I asked Chris to give me an example that would best typify the growth of this neighborhood, he couldn’t stop at just one. He told me several stories about young homebuyers who recently purchased homes in the area with plans to remodel their houses from the studs up. My favorite example was the story of a young couple in their twenties who purchased a massive brick home with the intention of turning it into both a personal residence and a bed and breakfast.
While these types of major projects seem financially daunting for a typical homebuyer, they are made possible in the Kleinhan’s Community by low initial purchase prices.
From a fundamental real estate perspective, this area is mirroring the re-birth that occurred in the residential section of Elmwood Village in the late 90’s. In 1998, the average sale price on Lancaster Ave. was $77,833. A nice home on that street now sells for well over $200,000. What happened on Lancaster Ave., happened throughout the Elmwood Village. An influx of people began buying homes, making substantial improvements and actually stuck around, solidifying a strong community. This is beginning to happen in the Kleinhans Community right now. Chris put it best when he said that “people are taking on houses and turning them into major projects. That wasn’t happening five years ago… part of the reason is that you can get the same benefits of living on a street like Irving Place for at least $100,000 less.”
While Chris hopes the area stays affordable for the indefinite future, it’s only a matter of time before the area’s housing prices catch up with the price trends of the Elmwood Village and Allentown.
The major investments people are making in their Kleinhans Community homes are just one part of the area’s rebirth. In addition to residential improvements, a group of activists have presented a plan to Mayor Brown called the Wadsworth Street Improvement Plan. For those of you unfamiliar with the area, Wadsworth St. connects Allen St. to Symphony Circle. Creating a more beautiful link between the Kleinhans Community and Allentown via Wadsworth St. to Allen St. is instrumental in tearing down any final psychological misperceptions that exist about the Kleinhans Community.
If you are looking to buy an undervalued home in a great community that is well on its way to becoming a truly desirable section of the city, you better act soon. While the chance to buy a real bargain in both the Elmwood Village and the eastern sections of Allentown is largely gone, it won’t be long until the neighboring Kleinhans Community catches up.
If you are interested in moving to the Kleinhans Community, contact Jeff Krampen (Phone- 716-578-7527) with Polis Realty, which has worked with the KCA in bringing new residents to area.