When we think of iconic urban growth, towering skyscrapers usually steal the spotlight. But behind much of our city’s real boom was a quieter hero: the four-story stick-frame condo. It isn't the tallest buildings that changed our city—it is the smartest ones. Meet the 4-over-1, the unsung hero of housing.
Known in the industry as a “4-over-1,” these buildings were smartly designed—a concrete first floor (often for parking or retail) topped by four levels of cost-efficient wood-frame homes.
The magic?
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Lower construction costs without sacrificing urban density.
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Faster build times that kept housing supply moving.
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Real affordability for downtown buyers and downsizers who didn’t want a 3-acre lot.
Today, many of the most beloved urban neighborhoods owe their energy—and their accessibility—to these humble, hard-working designs. They weren’t just buildings. They were opportunity, built one floor at a time.
📸 Photo courtesy of IHG Hotels & Resorts. (And for the record, Staybridge is one of my favorite long-stay options—perfect for visiting family, with a full kitchenette in every room.)
This building showcases a smart construction method: a main level of steel and concrete with a four-story wood-framed structure above. Efficient, cost-effective, and essential for building attainable housing in today’s market.
“It wasn’t the tallest buildings that changed our city—it was the smartest ones. Meet the 4-over-1, the unsung hero of housing. [More below.]”
Here’s the real, no-fluff truth:
|
Building Type |
Cost Per Square Foot (national average 2024) |
Notes |
|
4-Story Stick Frame (over concrete podium) |
$165–$225/sf |
Most affordable for density. Common for mid-rise condos, apartments. Good urban-suburban crossover. |
|
Mid-Rise (Concrete/Steel Full Build) |
$300–$400/sf |
More durable, but way more expensive—used in bigger downtowns. |
|
High-Rise (Glass Curtain, Steel Frame) |
$500–$750+/sf |
Sky-high costs. Reserved for major metros. |
|
Garden-Style Apartments (2-3 Story Wood Frame, No Elevator) |
$140–$180/sf |
Cheaper than mid-rise, but density is lower and land costs matter more. |
Why 4-Story Stick Frame is the “Affordable Champion”:
- Wood is cheap compared to steel/concrete.
- No super expensive elevators/engineering needed (only basic code compliance).
- Build faster (wood goes up like LEGOs compared to steel).
- More density than townhomes or garden apartments = spread out land costs better.
- Appeals to downsizers, first-time buyers, and investors = huge market audience.
Real world:
Your downtown or urban-edge 4-story condo buildings with underground/covered parking?
Those are almost certainly the most cost-efficient and affordable per-door developments.
And ironically, now that construction costs are insane, they’re still some of the best “legacy” projects because they deliver a market rate product without being government subsidized. So the next time you dismiss a 4-over-1 building as just another symbol of gentrification—and sure, sometimes it is—remember this: it's also the most cost-effective way we have to build more housing at attainable price points. If we want real solutions, we can't afford to overlook the tools that actually work.
