What Is a Brownstone? The Pros and Cons of This Iconic Home Style

There's a reason why most fictional NYC television characters live in a charming brownstone on a tree-lined street. Brownstone townhouses often come to mind when we think of ideal NYC, Philly, or Boston living. But what makes this type of house special? And what's it like to actually live in one of these 200-year-old homes? In this complete guide, we’ll explain what a brownstone is, why they’re popular, and how they went from an affordable option to an indication of wealth.

A Brief History of the Brownstone

Around the early 19th century, middle-class families were on the rise in a burgeoning NYC. Many set their sights on owning a home and raising a family in the heart of Manhattan or Brooklyn. 

Sandstone became the affordable (and stylish!) building material of choice. This brownish, red, or sand-tinted stone lined the front of single-family house rows, instead of more costly materials used by the elite. 

Originally, these four- or five-story buildings housed an entire family. Nowadays, the majority of these buildings break up into several separate apartments. Areas such as the Upper West Side, Brooklyn Heights, and Park Slope have some of the largest concentrations of brownstones today.

A true brownstone townhouse typically includes:

• Brown, red, or tan stone facade

• Brick building material interior

• Stone stoop

• Italianate details on the facade

• No space between buildings (homes are fully attached in a row)

The famous stoop on the front of the building has its own unexpected story behind it as well. The Gothamist reports that stoops were more a practical necessity than a place to split a bottle of wine with the neighbors as it is today. Originally, stoops protected brownstone owners from the piles of horse manure lining the city streets—luckily, we've come a long way since then, and so have our stoops.

What is Sandstone and Why Is It Used for Home Exteriors?

Sandstone is a natural sedimentary rock that gets its name from the sand-sized particulates that make up the material. It’s usually red, brown, or tan in color, depending on the other components in the rock, like rust from iron oxide.

Sandstone has been a popular construction material for centuries for a few reasons:

• It’s easy to shape. Since sandstone is softer than other natural rocks, it’s relatively easy to cut to desired shapes, including the rectangular brick shapes that are common on the exterior of brownstone homes.

• It’s extremely durable. What is masonry good for if not durability? Sandstone is a sedimentary rock that’s made of dozens of layers of heavily compacted sediment. It’s incredibly supportive because of its internal formation, making it a great material for construction.

• It’s visually appealing. Sandstone is an appealing material to look at, providing a natural, earthy tone. Customizable shapes make for intricate or intriguing designs as well.

• It’s natural. Unlike vinyl siding, sandstone is naturally occurring. Brownstones are beloved in part because they fuse nature with urban living, making the natural material a welcome addition to the home’s exterior.

• It’s a hearty material. Sandstone can stand up to harsh weather, making it a suitable material in just about any climate.

• It’s fireproof. Sandstone is naturally fireproof. It can help keep a burning structure standing, providing additional safety for inhabitants.

Why Are They Called Brownstones?

As mentioned, the brown variety of sandstone was a popular material of choice for builders in the early 19th century due to its price, availability, and ease of use. The brown coloration of the sandstone led to the name “brownstone.”

Hematite iron ore mining produced a surplus of the soft brown stone, especially in the Northeast, which made it highly attractive to rapidly growing cities like Boston, New York, and Philly. Builders used the easy-to-carve stone for the facades, stoops, and ornate accents like door and window pediments, giving the building its “brownstone” appearance.

And while wealthy building owners originally preferred the clean natural look of granite, marble, and limestone, the Romantic era brought a new appreciation for brownstone's natural earth-like hue. By the middle of the century, the brownstone facade took center stage as a sign of wealth and style, welcoming more affluent touches throughout its design. 

Brownstone Houses vs. Townhouses

While city dwellers like to develop their own lingo for living arrangements and often use these terms interchangeably, there are differences between townhouses and brownstones.

A townhouse is a home that shares a wall with the home next door—or in some cases, both homes on either side. The residents enjoy a private entranceway and perhaps even a private back or front yard, but there is no space between the house and its neighbor. Townhouses differ from brownstones in the exterior material—they’re more likely to have vinyl siding than stone facades.

The term “brownstone” technically refers to the sandstone material used to construct the building. Living arrangements will vary depending on how landlords adapted the building over the years. You will find brownstones with multiple apartments, duplexes, and side-by-side townhouses. In other words, a townhouse can be a brownstone but a brownstone is now always a townhouse.

Advantages of Brownstones

If you're considering renting or even buying a brownstone, there are some perks you can expect when you snag a coveted unit.

Classic Decor

One of the biggest perks of living in a brownstone is the remnants of a time when indoor and outdoor architecture was more like intricate works of art. You'll spot exterior accents inspired by the Queen Anne, Romanesque Revival, and Neo-Grec styles.

Italianate features—think tall windows, dramatic doorways, and palatial ceilings—were popular in the time of early brownstone townhouse design. Enter a classic brownstone, and you'll likely encounter an expansive parlor room designed for welcoming guests, a long rectangular dining room, and a foyer that connects the two. The layout of each floor is often noticeably more open and filled with natural light than other apartment styles of the time. This welcoming of nature into the semi-industrial home is part of what makes brownstones so charming.

You may also spot signs of the time in the hand-carved details throughout the walls, windows, and doors. Ornate millwork elevates the space with carved crown molding, door frames, and elegant mantelpieces. The floors often still feature their original hardwood, antique tiles, or parquet style.

You can also often find romantic touches throughout the home, with fireplaces in primary bedrooms, wrought-iron accents on windows and doors, and carved wood banisters.

Potential Outdoor Space

Brownstones are coveted in part because of their history as a means of welcoming nature into the home, there are few pros more appealing than having access to an outdoor area with your unit. If you purchase an entire brownstone and occupy it yourself, you’ll have a private outdoor area you can enjoy, which is a rarity in the urban areas where brownstones are popular.

If you live on the base or parlor floor of a brownstone, you may get to enjoy the ultimate dream: a small backyard garden or patio. This private space may increase the cost of the unit, but is so worth it, both for barbecues and bragging rights. In some cases, the outdoor area might be shared among the units, which means you’d still get occasional access to fresh air and sunshine.

If you purchase the top floor a brownstone, you might also have access to private space on the roof, which is still quite desirable.

Classic City Living

At the end of the day, living in a traditional brownstone townhouse simply can't be beaten for city lovers. Many of these vintage structures sit in some of the most desirable and friendly urban neighborhoods throughout the Northeast, making them a prime place to settle down—if you can find one to call your own.

Disadvantages of Brownstones

Of course, there are always downsides to any living arrangement, and brownstones are no exception. There are some drawbacks to the design to consider before purchasing a brownstone.

Higher Maintenance and Repair Costs

Owning a brownstone can become costly over time. Even though the iconic sandstone on the exterior is highly durable, brownstones are old and can come with higher unrelated maintenance costs. As an older structure, you may end up handling expensive upkeep, especially if past owners cut corners over the past two centuries. For example, brownstone owners may encounter:

• Worn or cracked plumbing

• Related water damage and mold

• Knob-and-tube wiring

• Older appliances

• Pest issues

• Leaking roofs

• Outdated insulation

• Damaged hardwood floors

• Old gutter systems

• Costly antique materials like tile and mantelpiece work

• Specialty work like stoop repair

• Outdated or damaged chimneys

Historic home renovations are often more expensive since you need the help of a highly skilled renovator as well as special city permits for altering historical architecture, if your brownstone qualifies as such. A masonry company near you can help make exterior repairs in accordance with local regulations, but the cost is likely to be quite high.

Older Building Quirks

You likely won't encounter a lot of modern amenities in older brownstones, though many buildings have gotten a facelift over the past 20 years. Dishwashers and washing machines are becoming more common, but you won't find things like central air or soundproof windows in most brownstones.

Living in an older building may mean you're more likely to have issues with worn-out pipes, a struggling heating system, and the not-so-occasional pest issue. Foundation issues are also more common as homes age, and foundation repairs and stabilization can be quite expensive, especially when repairing those built over a century ago.

Narrow Stairways

Speaking of old building quirks, you're unlikely to find an elevator in a brownstone. The center of the building typically includes a winding staircase reaching up to the top floor. Moving in and out of these higher apartments is a feat in itself, not to mention the weekly trek up the steps with an armful of groceries.

How to Decide If a Brownstone Is Right for You

Before you decide to live in a brownstone, you should weigh the pros and cons listed above and ask yourself these important questions:

• Are you okay with higher maintenance? Most brownstones are over 100 years old. The plumbing, facade, and roof might be aging and need more repairs than a newer home.

• Are you comfortable with a historic designation? It can be brag-worthy to live in a historically-significant home, which many brownstones have been marked as, but that could mean restrictions on what you can change. Owners of landmarked buildings usually must ask a Landmarks Preservation Commission to get approval on paint colors, window frames, gutters, and more.

• Can you afford repairs not covered by insurance? Some insurance policies will not cover restoration costs of a brownstone’s original features, or have tight restrictions on when they will cover those costs. In addition, insurance policies may be up to 40% more expensive.