Cities and Moving
How to Compare Two Neighborhoods Before You Sign a Lease
When comparing apartment neighborhoods before signing a lease, substitute subjective opinions with concrete measures from public records: FEMA flood maps, school-assignment boundaries, commute trip counts, transit freque
When comparing apartment neighborhoods before signing a lease, substitute subjective opinions with concrete measures from public records: FEMA flood maps, school-assignment boundaries, commute trip counts, transit frequency, noise exposure, and utility rates.
Check Flood Risk on Official Maps
Start by nixing any neighborhood where the risk of flooding is higher than your comfort level. FEMA's Flood Map Service Center is the official source for National Flood Insurance Program flood hazard information, and it can be used to find official flood maps, FIRM panels, FIS reports, and Letters of Map Changes.
People can enter a street address in the Flood Map Service Center to find the flood zone for that location and view a FIRMette. These flood maps are used by the public, government officials, insurance agents, and lenders to determine whether flood insurance is required. They identify land and building areas at higher risk of flooding.
Remember that a home in a flood zone may not be completely at risk, depending on its elevation. However, a flood insurance policy may be required by a lender and recommended for peace of mind.
Compare School Assignments, Not Distances
School quality is a major factor in neighborhood decisions, but don't confuse the nearest schools with assigned schools. A map of school attendance zones is necessary to find the schools where new renters' children would actually be enrolled.
The National Center for Education Statistics’ school district locator is a public tool for finding the school district for a specific address. However, because school attendance zones can cross district lines, it's in addition to using that district’s own zone lookup tool.
Measure Commutes, Not Distances
Proximity to work is key to choosing a neighborhood, but don’t rely just on miles or a mapping app’s predictions. Online maps often measure straight-line distance, which doesn't predict the effects of traffic and rush-hour congestion.
Census Bureau’s OnTheMap commuting tool provides origin, destination, and flow data for worker commuting patterns. Commuting trips are measured by origin, destination and at the local and regional levels in total miles traveled, hours traveled, and environmental impact. Many local transit and mapping authorities host commute tools that report the number of job trips in each direction and at each hour, making them useful for measuring real commute patterns.
This provides a better sense of travel times and popular work shift hours.
Count Trips, Not Just Stops
When considering a neighborhood’s transit access, a nearby bus stop or rail station is only part of the story. Check to make sure the stops get you where you need to go. This means reviewing transit schedules.
Many transit agencies publish their route schedules and real-time arrival information through formal feeds and visual tools. This information is not the same as just the static stops, and provides a more accurate idea of how often and when you could board a transit service at any given stop. Using a transit app, such as Transit, is a way to see arrival counts and times across several agencies.
Assess Noise, Then Attendances
Check maps that cover airplanes, trains, and highways. Make sure that both current and planned flight paths, train lines, highway ramps, and similar sources of noise don't intrude on a prospective open floorplan. Even windowless rooms can be disturbed by constant train horns, drone or delivery air traffic, or revving engine idling.
Airports in the United States are subject to FAA aviation-noise disclosure requirements under Part 150, which uses noise-exposure maps and noise compatibility programs.
Plan for Construction and Changes
Finally, check public records for zoning information. Local planning departments commonly publish zoning maps, permit records, and development applications that show what may be built nearby and when.
This information can indicate when new apartment buildings, hotels, commercial sites, or government buildings may be coming to the neighborhood. It can also forecast planned updates to parks, green spaces, sidewalks, and trails in the neighborhood.
Conclusion
FEMA flood maps, school district boundaries, Census Bureau commuting and residential data, transit schedules, noise maps, building permits, and utility rates can all give more than a sense of a neighborhood. They can reveal some concrete facts that guide choosing the right apartment.