BY: Robert Jowaiszas
If you’ve lived in Rockland County long enough, you’ve seen neighborhoods change—sometimes for the better, sometimes at the expense of working families.
Back in the 1960s and 70s, “urban renewal” cleared blocks in Nyack and other villages. In Nyack alone, about 120 families—most of them Black—lost their homes and small businesses when downtown was reshaped for parking and new buildings. Similar projects affected parts of Spring Valley and Haverstraw. Over time, these clearances erased generational wealth and reduced homeownership in communities of color.
As a result, Nyack gradually became predominantly well-off and white, while longtime Black and immigrant families were pushed to other areas of the county. Rising property values and new developments made it difficult for working-class residents to remain. Small businesses once run by these families were replaced by higher-rent shops, boutiques, and professional offices.
By the late 1960s, large shopping centers became the new face of redevelopment. The Nanuet Mall opened in 1969, drawing shoppers away from village main streets. In 2013, it was torn down and rebuilt as The Shops at Nanuet. In 1998, the Palisades Center opened on a former landfill, bringing tax revenue but also accelerating the shift from traditional downtowns to highway retail.
For low-income residents, the costs were real. Families were displaced during renewal projects. As housing prices rose, many turned to overcrowded rentals, particularly around Spring Valley. Repeated inspections revealed unsafe conditions, and code enforcement crackdowns followed. A county study shows Rockland is short more than 4,200 affordable units for households earning under $60,000 a year. Meanwhile, home prices hit record highs in 2024, and rents have outpaced wages.
Politicians often promise “affordable housing,” but the reality is complicated. Many “affordable” apartments are set at 60–80% of the Area Median Income (AMI), which can still be too expensive for the poorest residents. Waiting lists for these apartments can stretch for years.
And here’s a question many locals ask: who pays for affordable housing? Most of it comes from federal and state programs, not local taxes. Programs like the Low-Income Housing Tax Credit (LIHTC) give private investors tax breaks that lower construction debt and allow rents to be capped. State bonds, subsidies, and federal HOME funds also help fund projects. Locally, Rockland’s HALO revolving loan program, created with federal COVID relief dollars, provides loans to affordable housing projects—again, not paid for by county property taxes.
Meanwhile, who profits from redevelopment and rising real estate values?
– Property owners see the value of their homes rise and can sell for a profit.
– Investors and developers benefit from buying apartment buildings, collecting rent, and selling later at higher prices.
– Real estate brokers and firms earn through high-volume transactions and commissions.
Rising property values, limited housing stock, and desirable village locations like Nyack make investors and homeowners the biggest winners, while renters and first-time buyers struggle to afford housing. Monthly rents often exceed $2,500–$3,000, and homes sell for $650,000 or more, pushing many local families out of the market.
A Local Mayor with Real Estate Roots
Nyack’s current mayor is Joseph “Joe” Rand, elected in November 2023, whose term runs through December 31, 2027. He first joined the Nyack Village Board in 2021. Professionally, Rand is Chief Creative Officer of Howard Hanna | Rand Realty, a major regional real estate brokerage. His family has long been active in Rockland real estate.
Community Challenges Under Current Leadership
Like many villages in Rockland, Nyack continues to face pressing social and infrastructure issues:
– Homelessness and visible panhandling remain ongoing concerns in key areas of the village.
– Infrastructure such as water mains, streets, and public facilities continues to require attention and investment.
– Public services, including maintenance and enforcement, are challenged by both growing demand and aging systems.
These issues highlight that redevelopment and rising property values do not automatically solve social and municipal problems. Many residents, particularly those with modest incomes, feel the strain on housing, streets, and services.
Housing experts say solutions include:
– Inclusionary zoning to require affordable units in new developments near transit and shopping.
– Adaptive reuse of vacant offices or malls into housing.
– Stronger code enforcement to maintain safe and affordable older housing.
– Targeting deeper affordability for families well below the median income using vouchers or layered subsidies.
Redevelopment has always been a double-edged sword in Rockland—bringing growth, tax revenue, and investment opportunities, but also displacing longtime residents and concentrating wealth among property owners and developers. Nyack’s story shows how these forces reshape communities, and the challenge now is making sure future changes address both growth and the social needs of all residents.
It’s ironic that Mayor Rand campaigns on inclusiveness and affordable housing, while Nyack today is one of the most predominantly white and affluent villages in Rockland. With few, if any, minority residents remaining, many longtime families were pushed out decades ago. Rising rents, limited housing options, visible homelessness, and ongoing infrastructure challenges show that redevelopment and rising property values do not automatically make the village more inclusive or affordable—proving that promises on paper often collide with the realities on the streets.