Nostrand Houses is a New York City Housing Authority (NYCHA) public housing development in the Sheepshead Bay neighborhood of Brooklyn.1

It consists of 16 (or 17 per some NYCHA mappings) residential buildings with 1,148 apartments and approximately 2,005–2,213 residents. It was completed in December 1950 (some sources specify December 14, 1950). The development is often grouped with the adjacent Sheepshead Bay Houses (18 six-story buildings completed in August 1950), forming a combined roughly 50-acre complex with more than 4,000 residents total. Nostrand Houses is located between Avenues V and X (north-south) and Bragg Street and Batchelder Street (east-west), with addresses around Batchelder Street, Bragg Street, and Avenues V, W, and X in ZIP code 11229. It is managed under the Sheepshead Bay portfolio (TDS #043).2

Neighborhood and Pre-Development History

Sheepshead Bay is a coastal neighborhood in southern Brooklyn known for its bay, fishing heritage, and relatively suburban character compared to other parts of the borough. The site of Nostrand Houses and the adjacent development has a colorful pre-housing history. In the late 19th century, the area attracted millionaires and prominent figures as a resort and entertainment destination. The Sheepshead Bay Racetrack was built there in 1880 and primarily hosted horse racing. After the Hart–Agnew Law banned racetrack betting in 1908, the track shifted to automobile racing before going bankrupt and closing.1

Construction and Early Years

Nostrand Houses (and its neighbor) were developed as part of a major post-World War II NYCHA expansion to provide affordable housing for returning veterans and working-class families amid a severe housing shortage. Plans for a 1,056-apartment development (part of a larger citywide program targeting 32,808 units) were announced in December 1947, with funding notes sold earlier that year. Construction bids were solicited around that time.1

The buildings are low- to mid-rise (the adjacent Sheepshead Bay Houses are explicitly six-story). Like many early NYCHA projects of the era, they emphasized relatively low-density designs for working families rather than the high-rise “towers in the park” model that became more common in the 1960s. The development opened in 1950 during a period of rapid demographic change in Brooklyn. Early residents were predominantly white; the area has since become more diverse and is home to many low-income families and seniors (described in some accounts as a Naturally Occurring Retirement Community or NORC).3

A nearby park, Herman Dolgon Playground on Avenue V, is named after a World War II veteran and housing advocate who pushed for low-cost veteran housing in the area; it was dedicated in 1951.

Later History and Challenges

As with much of NYCHA’s aging portfolio, Nostrand Houses faced ongoing maintenance, infrastructure, and repair backlogs over the decades. Its coastal location has also brought flood risks; in 2023 the Federal Emergency Management Agency (FEMA) identified the complex as vulnerable to extreme flooding and allocated funds for stormwater management, though some of that funding was later affected by federal budget cuts.1

Recent Developments: The Public Housing Preservation Trust

Nostrand Houses made history in December 2023 when its residents became the first in any NYCHA development to vote to join the NYCHA Public Housing Preservation Trust. In a democratic vote, 808 residents (56% of whom were heads of households) participated. This move shifts the development toward the federal Rental Assistance Demonstration (RAD) program with Project-Based Section 8 funding, while aiming to keep NYCHA involved in management. The goal is to unlock substantial private and other financing for comprehensive repairs that traditional NYCHA funding streams have struggled to deliver.4

In 2025, the Trust selected a design-build team—Community Modernization Group (CMG, led by SLSCO LP)—for a more than $400 million modernization project. The scope includes full kitchen and bathroom renovations, complete lead-based paint abatement, heating/ventilation upgrades, new elevators, windows, plumbing, and electrical systems, façade repairs, pest control, and improved waste management. The project is phased, with temporary resident relocations during work in individual buildings. As of early 2026, the project is in the design phase (with resident input on finishes and a model unit planned), with construction slated to begin around Fall 2026 and wrap up around Winter 2030. Extensive community engagement, including workshops, meetings, and a dedicated engagement office, has shaped the plans.4

Current Status

Nostrand Houses remains an active NYCHA development providing subsidized housing. It offers community facilities, and residents have access to programs through NYCHA and local partners. The Trust conversion and impending renovations represent a major investment in preserving and upgrading the homes for current and future low-income residents. For the latest on repairs, applications, or programs, check the official NYCHA site, the Public Housing Preservation Trust page for Nostrand, or contact the development’s management office.4

This history mirrors broader trends in NYC public housing: rapid post-war construction to address veteran and family housing needs on repurposed land, followed by decades of under-maintenance, and more recent innovative efforts (such as the Preservation Trust) to fund large-scale revitalization while preserving affordability. The former racetrack site has been transformed from an elite entertainment venue into stable affordable housing for thousands over the past 75 years.

The Nostrand Houses (often grouped with the adjacent Sheepshead Bay Houses) is a historic NYCHA public housing development located in the Sheepshead Bay neighborhood of southern Brooklyn.

Its history spans from a prestigious 19th-century racetrack to a post-WWII housing solution for veterans, and most recently, a “first-in-the-city” democratic experiment in housing preservation.

1. Origins: The Sheepshead Bay Race Track

Before the development was built, the 50-acre site was home to the Sheepshead Bay Race Track, which opened in 1880.1 It was one of the most famous horse racing venues in the United States, attracting millionaires and socialites during the Gilded Age.

• The Transition: After New York banned horse-track betting in 1908, the venue briefly transitioned to auto racing (the Sheepshead Bay Speedway) but eventually went bankrupt and was shuttered by 1919.
• Urbanization: The land remained relatively undeveloped and was even used for small-scale farming until the post-World War II housing crisis prompted the city to clear the area for public housing.

2. Post-War Development (1940s–1950s)

The Nostrand Houses were part of a massive NYCHA building program designed to provide modern, affordable housing for returning World War II veterans and working-class families.

• Construction: Plans were announced in 1947.12 The Nostrand Houses were completed in December 1950.12
• Structure: The development consists of 16 buildings, each six stories tall.12
• Units: It contains approximately 1,148 apartments and currently houses over 2,200 residents.
• Neighboring Context: It is immediately adjacent to the Sheepshead Bay Houses (18 buildings).12 Together, they form a sprawling 50-acre “super-block” campus between Avenue V and Avenue X.

3. Early Demographics

In its early decades, the Nostrand Houses served a predominantly white, ethnic working-class population, reflecting the demographics of Sheepshead Bay at the time. A 1960 census of the development showed it was 95% white. Over the following decades, like much of the city’s public housing, the development became more diverse, serving a broader demographic of Black, Latino, and immigrant families.

4. Recent History: The “Historic Vote” (2023)

By the 2010s, the Nostrand Houses had fallen into severe disrepair, with an estimated $600 million in capital needs (leaky roofs, outdated elevators, and plumbing issues). In 2013, it was ranked as one of the most neglected developments in the city.3

In December 2023, Nostrand Houses made history by being the first NYCHA development to hold a resident-led vote to decide the future of its funding and management:

• The Vote: Residents were given three choices: join the newly created Public Housing Preservation Trust, opt into the PACT (Permanent Affordability Commitment Together) program, or remain under traditional Section 9 management.45
• The Result: Residents voted to join the Public Housing Preservation Trust.467 This was a landmark moment for New York City, as it marked the first time tenants were given a direct democratic say in how their homes would be funded.

5. Current Status and Future

As of 2024–2025, the Nostrand Houses are entering a massive $400 million renovation phase managed by the Trust.89

• Modernization: The project includes entirely new kitchens and bathrooms, window and elevator replacements, and lead paint removal.910
• Relocation: Because of the scale of repairs, residents will be temporarily relocated during construction, with a guaranteed timeline to return to their renovated units within nine months.910
• Preservation: Under the Trust model, the land remains 100% public, but the development shifts to “Project-Based Section 8” funding, which provides more federal money for maintenance than the previous system.8

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