The only 5 neighborhoods still delivering 7–10% cap rates and positive cash flow in 2026 after new landlord laws.
Charlotte — Rochester’s only true Lake Ontario neighborhood — is in the middle of its biggest transformation since the 1930s, and the numbers prove it’s no longer a sleepy summer port.
In 2025 alone, Charlotte posted:
Source: GRAR November 2025 & City of Rochester Port Authority
New terminal, public docks, restaurant row
Source: City of Rochester Port Development Authority Master Plan Update 2025
| Property Type | Charlotte Median | Webster Waterfront | Irondequoit Bay | Projected Charlotte 2028 |
|---|---|---|---|---|
| Single-family (non-waterfront) | $268,000 | $425,000 | $390,000 | $380–$420k |
| Waterfront condo (new) | $485,000–$720k | $850k–$1.4M | $680k–$1.1M | $750k–$1.2M |
| Price per sq ft (water view) | $298 | $478 | $412 | $420–$460 |
Charlotte is still 30–40% below comparable lakefront in Webster or Irondequoit — but that gap is closing fast.
| Price | Type | Details | Status |
|---|---|---|---|
| $419,000 | New construction townhome | 3-bed, 2.5-bath, rooftop deck, lake views | Pending |
| $585,000 | Pre-construction marina condo | 2-bed + den, 1,650 sq ft, boat slip included | Reserved |
| $699,000 | 1920s lakefront cottage | 4-bed, renovated, 75 ft frontage | Active |
| $359,000 | Off-water bungalow | 3-bed, fully updated, walk to beach | Pending |
| Source | Projected Charlotte Growth |
|---|---|
| GRAR Local Panel | 7–9% annually |
| Zillow Research | +28% cumulative by 2028 |
| RochesterFirst Economist | +32% by 2030 |
All agree: Charlotte will lead citywide appreciation as Phase II delivers.
Charlotte offers the only new-construction, direct-lakefront product under $1M within 300 miles of NYC that isn't the Jersey Shore. Once the marina and ferry terminal open in 2026–2027, today's $500k–$700k condos will feel like the bargain of the decade.
