New York
In 15 Years, 80,000 Homes in the New York Area May Be Lost to Flooding
More than 80,000 homes on Staten Island and in southeast Queens and the suburbs east of New York City could be lost to floods over the next 15 years, according to a new report that serves as a warning of how climate change could make the housing crisis even worse.
The report, released Monday by the Regional Plan Association, a nonprofit civic organization, said that swaths of land in every borough were likely to become impossible to develop, helping push the area’s housing shortage to a staggering 1.2 million homes.
“You’re going to need to build more housing to just replace what is lost in your own municipality,” said Moses Gates, the association’s vice president for housing and neighborhood planning and an author of the report.
The report is the latest to underscore how the dual threats of climate change and a lack of housing are looming over coastal cities around the world.
New York City and its suburbs have not built enough homes to meet demand over the past few decades, helping to drive up rents and home prices. At the same time, the metropolitan area is struggling to adapt to increased flooding and other extreme weather caused by global warming.
“The sooner we decide as a city to invest in resilience measures to help neighborhoods adapt — whether it’s to fortify or to move — the faster we avert leaving an even bigger crisis for the next generation,” said Amy Chester, the managing director of Rebuild by Design, a nonprofit that works to make infrastructure better able to withstand storms and climate change.
The report did not single out specific neighborhoods as at risk for flooding. But of the 82,000 homes that could be lost by 2040, more than half were projected to be on Long Island, with some Atlantic Ocean-facing towns like Babylon and Islip bearing the brunt.
Cities along the Long Island Sound on both the island and in Westchester County would also be vulnerable. In New York City, waterfront neighborhoods in southern Queens and Brooklyn, like the Rockaways and Canarsie, would see the most losses.
Some new developments on the Rockaway Peninsula in Queens, where about 125,000 people live, are focused on trying to protect against flooding while also providing dense, affordable housing.
Also in the Rockaways, a new system of engineered berms, which look like sand dunes but have stone and steel walls at their cores, will help protect the ocean side of the peninsula. But little progress has been made on the bay side, which floods regularly.
Throughout the city, other mitigation measures are underway or already complete, including flood walls and floodgates on the Lower East Side of Manhattan, and nature-based solutions, like bluebelts, which connect storm sewers to lakes and ponds.
After Superstorm Sandy inundated much of Staten Island’s eastern shore in 2012, the state bought more than 500 damaged homes, clearing most of them to return the land to a natural state in a practice known as managed retreat. But a costly, ambitious plan to protect the entire city from coastal storms has yet to be approved by the federal government and is at least 20 years away from completion.
The threats of global warming mean that local officials need to “rethink what a conventional home looks like,” said Max Besbris, a sociology professor at the University of Wisconsin-Madison who specializes in housing and climate change.
“That means denser housing, more energy-efficient housing, and that probably means giving up on that suburban ideal of a stand-alone home with a white picket fence,” he said.
The report from the Regional Plan Association analyzed the amount of housing the area needed today and in the future to make sure there were enough homes available for people to easily move into. The report said the region needed 362,000 additional homes today, in part to relieve overcrowding and permanently house the shelter population, among other factors.
In 15 years, that number will more than triple to 1.2 million, when accounting for population growth, flood loss and general housing deterioration. Cities and towns should cluster growth in the parts of the region that have a relatively lower risk of flooding and are near public transit and commercial hubs, the report said.
Warren Schreiber, the president of the Queens Civic Congress, a group of civic associations from across the borough, said he agreed that people needed to be made safe from flood risks. But he said that any new development should focus on affordable housing, which raised the question of how much that development would cost.
“Who’s going to pay for this?” he said. “Is it going to be on the backs of middle-income working-class families?”
The report also used a tool called the National Zoning Atlas, which maps local restrictions on development to see where the zoning codes might allow for more homes to be built. The report found that 580,000 homes — less than half of what is needed — could be added under today’s zoning codes (though other factors, like funding or building codes, might also prevent homes from being built).
That housing gap showed the need for nearly every city, town and village to change their zoning codes to allow for more homes to be built, said Mr. Gates, one of the report’s authors.
New York officials have tried to adapt zoning codes for easier building in recent years, with mixed success.
Gov. Kathy Hochul tried to push every city and town in the state to make way for more housing two years ago. But local leaders in the city’s suburbs, especially on Long Island and in Westchester County, resisted her efforts.
The administration of Mayor Eric Adams successfully pushed a plan known as “City of Yes” that could allow for some 80,000 additional homes to be built over the next decade. That plan, which the City Council approved in December, would reduce the city’s housing needs by only 11 percent, the report found.
New York
How Tony Danza Spends a Day Playing a Villain and Frank Sinatra
Tony Danza is making up for lost time.
“One of the things I most regret about my life is that I didn’t take advantage of my youth,” said Mr. Danza, 75. “I had a great time, but nobody handed me an instrument and said, ‘Try this.’”
Now he is learning how to speak Spanish, play the piano and a cornet.
Mr. Danza, best known for his leading roles in the television series “Who’s the Boss?” and “Taxi,” has been entertainment’s jack-of-all-trades for decades. Yet he’s still striving to be the best singer, dancer and actor he can be.
“What I am is a guy with finite time who wants to get in as much as he can while he can,” he said.
Mr. Danza spent a Friday with The New York Times as he got ready for two performances, including a one-man show at Café Carlyle.
New York
Video: Protesters Clash with Federal Agents Outside ICE Detention Center in New Jersey
new video loaded: Protesters Clash with Federal Agents Outside ICE Detention Center in New Jersey
transcript
transcript
Protesters Clash with Federal Agents Outside ICE Detention Center in New Jersey
Protesters and immigration agents clashed outside Delaney Hall detention center in Newark, where activists have gathered for days to denounce conditions inside.
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“Get back!” “Get back, get back, get back, get back, get back!” [chanting] “ICE, ICE has got to go. Hey, hey, ho, ho.” “We’ve heard repeatedly about these horror stories of pregnant women not getting access to care, of people with injuries not being treated. People shouldn’t have to starve themselves to make their dignity known.” “Down, down with the degradation.” “Down, down with the degradation.”
By Christina Kelso
May 28, 2026
New York
How a Family of 4 Lives on $225,000 a Year in Washington Heights
How can people possibly afford to live in one of the most expensive cities on the planet? It’s a question New Yorkers hear a lot, often delivered with a mix of awe, pity and confusion.
We surveyed hundreds of New Yorkers about how they spend, splurge and save. We found that many people — rich, poor or somewhere in between — live life as a series of small calculations that add up to one big question: What makes living in New York worth it?
Ellen Hagan grew up in a small town in Kentucky, and moved to New York City as quickly as she could after she graduated from college. She arrived a few weeks before Sept. 11, and tried to get her bearings in a city turned upside down.
She found a group of fellow young artists and writers who wanted to take advantage of everything they could in the city, on very limited budgets. They went to poetry readings and dance parties, and rented tiny apartments in the East Village.
All the while, Ms. Hagan was diligent about saving money, even when she had very little of it.
“I didn’t know what I was saving for, but I knew I wasn’t going to have a job that would give me a pension,” she said. “I wanted to make enough money to live the New York existence I was dreaming of.”
Twenty-five years later, Ms. Hagan and her husband, David Flores, whom she started dating in her early years in New York, have much more money than they used to. Still, they feel more anxious about money than they hoped they would at this point in their lives.
The couple both work at DreamYard, a Bronx arts nonprofit. Last year, they made $178,135 there collectively, with Ms. Hagan, 47, directing the poetry and theater programs, and Mr. Flores, also 47, serving as the head of visual art and design.
They typically bring in another $40,000 to $60,000 a year through their freelance work. Mr. Flores is an adjunct professor, a photographer and a filmmaker, and Ms. Hagan teaches at a graduate writing program and writes books and poetry. They try to set aside about 15 percent of their income each year to grow their savings.
The couple live in Washington Heights in Upper Manhattan with their two daughters, who are 12 and 15.
Homeownership Doesn’t Solve Everything
As a young couple, Ms. Hagan and Mr. Flores lived in a 400-square-foot East Village rental. When their rent started to tick up, Ms. Hagan began looking for a place to buy, seeing homeownership as a buoy that would all but guarantee a secure financial life in New York.
Sixteen years ago, the couple found a perfect apartment in Washington Heights and scrambled to cobble together a down payment. They pooled their savings to put a 15 percent down payment on the $335,000 home. Once they closed, they were left with only a few hundred dollars in savings, but were thrilled and relieved.
“I had this sense that when you buy, you’re set in New York City,” Ms. Hagan said.
The reality, she has found, is more complicated.
The couple’s mortgage payment is $1,300 a month, and their maintenance fees keep rising, partially as a result of a new local law that requires increased inspections and repairs for buildings. Local Law 11 boosted their maintenance by $462 a month, at least temporarily, to about $1,900 total. And when the building’s management installed a new security system, each unit had to chip in $95 a month for three months.
Ms. Hagan loves the apartment, but she worries that they may eventually be priced out of their neighborhood.
“This building isn’t going to be for us at some point,” she said. “This feels like, uh oh, they’re imagining people who have much higher incomes than we do.”
Keeping the Kids Busy
Ms. Hagan and Mr. Flores, who each maintain packed calendars, have encouraged their daughters to adopt the same approach to city living.
“I’m definitely a proponent of, let’s fill your schedule and see what you love,” Ms. Hagan said.
The girls’ public school offers free debate and band classes before and after school, and they’ll appear this spring in the school’s productions of “Annie” and “The Addams Family.”
The girls are also enrolled in a free theater academy at the People’s Theatre and writing workshops at Uptown Stories, which has a pay-what-you-can system. Ms. Hagan and Mr. Flores typically pay the full tuition, which is $800 for each 12-week session, and donate about $2,500 a year to the organizations their daughters are part of.
The couple’s older daughter, Araceli, who wants to be both a writer and a doctor, is enrolled in a medical training program for middle and high school students. She made $2,500 for completing an internship at a cardiothoracic intensive care unit last summer.
Their younger daughter, Miriam, is going to a Y.M.C.A. camp this summer, which costs $2,600 for two weeks.
Ms. Hagan and Mr. Flores spent about $500 total on holiday gifts for both girls, and the couple doles out their daughters’ weekly allowances in two installments: $25 on Mondays and $25 on Fridays.
They shook their heads when Miriam, who is known as the most stylish member of the family, came home one day wearing a Dr Pepper T-shirt she’d bought at Target.
“We were like, ‘What are you doing with your money?’” Ms. Hagan said.
The Fun Stuff
The extra income from the couple’s freelance work allows the family to splurge on theater, vacations, books and memberships at the Museum of Modern Art and the Whitney Museum of American Art.
Sometimes, Ms. Hagan and Mr. Flores work together. A few years ago, they sold a young adult novel called “Tell Me Every Lie” they had co-written for a $35,000 advance, some of which went to their agent.
Every little bit helps. The family is spending a weekend on Long Beach Island in New Jersey this summer, which will cost about $3,500. That price tag includes a hotel room big enough for four.
The family typically travels twice a year to Kentucky, where both Ms. Hagan and Mr. Flores are from, and where the couple co-owns a home in Louisville with Mr. Flores’s parents. They put $40,000 down and spend about $12,000 annually on expenses related to the home.
The family was hoping to travel to the Philippines this year, where Mr. Flores’s father is from, but they realized it could cost as much as $15,000. The trip is now on hold indefinitely.
They spend about $700 a month on groceries from nearby supermarkets, and occasionally order grocery deliveries from FreshDirect.
Every Wednesday, when the girls come home late from theater class, someone picks up dinner at the nearby halal truck or the Dominican restaurant Malecon, which usually runs about $60.
Dinner out as a family of four can easily cost $200, so Ms. Hagan and Mr. Flores typically eat at restaurants just once or twice a month. The other night, the whole family was hungry and craved Italian food from a favorite upscale spot nearby.
They balked, and walked around the corner to a diner instead. The meal was $120, all in.
We are talking to New Yorkers about how they spend, splurge and save.
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