By Thomas Ossa
Nanuet, NY – In just the first week of 2025, the need for affordable housing for Rockland County has already dominated many the conversation of future construction projects. The conversation reached this new height early in the year after a recent major sale of the Shops at Nanuet, first reported by Rockland News on Friday Jan 3rd, 2025.
The sale of the Shops at Nanuet and proposals for new housing developments across Clarkstown, Haverstraw, Ramapo and Orangetown have underscored the urgent need to address the region’s housing shortage. As highlighted in the Rockland Housing Needs Assessment (HNA), released in 2024 by Hudson Valley Pattern for Progress, supply has struggled to meet demand, leaving many residents cost-burdened or priced out of the market.
Rising Costs and Limited Options
The HNA reported that the median sale price for homes in Rockland County surpassed $573,000 in early 2023, outpacing neighboring Westchester County. This trend has made homeownership increasingly unattainable, particularly for first-time buyers and middle-income families.
Only 2% of single-family homes sold in 2022 were priced at $300,000 or below, a stark indicator of what they called the “missing middle” housing dilemma.
Additionally, according to the HNA – more than 40% of Rockland households are either cost-burdened or severely cost-burdened, spending over 30% of their income on housing.
Renters face even starker realities, with one in three severely cost-burdened. This mismatch between incomes and rising housing costs has exacerbated financial strains across the community.
The Call for Diverse Housing Solutions
Rockland’s housing stock is predominantly single-family homes, comprising 66% of the county’s total housing units. This limits affordability and housing variety, particularly as land costs remain high—averaging $712,052 per acre in early 2023.
The HNA also advocated for zoning reforms to enable more multifamily housing, accessory dwelling units, and “gentle density” solutions that preserve neighborhood character while expanding housing options.
In Haverstraw, for example, a broader mix of housing types has led to greater affordability compared to towns like Wesley Hills, where 98% of housing units are single-detached homes. Encouraging similar diversity countywide could mitigate Rockland’s housing shortfall. Haverstraw is in the midst of a series of proposals and overtures by MPACT, which proposes to provide 100s of residential units in Rockland – provided that they are given a PILOT (Payment in Lieu of taxes) by the Town of Haverstraw. Supervisor Howard Phillips has expressed his reservations about the project.
After the sale of The Shops at Nanuet on Dec 31, 2024 – conversation around Transit-Oriented Development (TOD), a concept championed by the MTA – reemerged as a possibility for Alexander Properties to employ for its latest addition to its portfolio. The concept focuses on the construction of mixed use spaces, for commercial, residential and leisure space. Clarkstown Supervisor George Hoehmann and Nanuet Chamber President Jerry Tuchband recently spoke on the Rockland News podcast about Transit Oriented Development.
Challenges in Workforce and Senior Housing
The shortage of affordable housing has far-reaching implications for Rockland’s workforce. According to the HNA: An estimated 7,453 housing units are needed for households earning under $40,000 annually, encompassing many essential workers such as nurses, teachers, and emergency responders. Without affordable options, these individuals are increasingly forced to commute from neighboring regions or leave the area entirely.
Even if transit-oriented development is employed for the Shops at Nanuet, only several hundred residential units would be built. Simple math follows that 7000 units would still be necessary for Rockland in the future.
Seniors, another fast growing demographic in the county, face their own challenges. Many are unable to downsize due to the lack of affordable smaller homes or condominiums, leaving them financially constrained and unable to free up larger single-family homes for younger families.
According to one Rockland official: At least one hotel in Rockland has applied for zoning changes, to consider converting their space into residential housing for Seniors.
Development Opportunities and Public Debate
The potential redevelopment of the Shops at Nanuet and proposed housing projects in Ramapo, Clarkstown, and other towns could alleviate some pressures. However, the process has ignited heated discussions around zoning, density, and neighborhood character. The tension between expanding housing opportunities and preserving Rockland’s suburban identity remains a central issue.
Thus: 2025 seems to mark a pivotal year for decisions on projects that have met strong support, and strong opposition. The interplay of economic pressures, demographic shifts, and evolving community are requiring policies that ensure stability for as many residents that can be reasonably housed, without placing disporportionate pressure on municipal resources: Access to Police, Fire and Ambulance services, as well as sewer lines, transportation, and quality of life.
We look forward to listening.