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Amid Rochester’s housing challenges, entrepreneur Ben Hart is working to set a new tone in the real estate market.
As founder of Hart Homes LLC, he combines business acumen and social mission to promote ethical practices in property investment, with a focus on Rochester’s underserved neighborhoods. Growing up in the 19th Ward and attending Rochester city schools, Hart became inspired to address complex problems that he and other members of the Rochester community faced in their formative years.
Hart Homes, founded and based in Rochester, aims to offer affordable rental housing while prioritizing tenant well-being and community stability. The business has operated as a sole proprietorship since 2006 but was officially incorporated in 2019.
Hart, who also has experience in human services, emphasizes a model that goes beyond profit margins. His work is informed by a firsthand understanding of the challenges many Rochester residents face when it comes to finding safe and stable housing. He is the only employee of the business, utilizing an extensive network of contractors.
“The operation has grown from one single family to what it is today, one house at a time,” Hart says. “Each home gets a major remodel, and I have benefited from grant support, specifically from NYSERDA, Monroe County and city lead abatement grants, to keep the homes affordable and up to code.”
Rather than focusing on high-turnover investments or large-scale gentrification, Hart’s business takes a slower, community-centered approach. He owns nine residential units across seven properties, and Hart says roughly 25 individuals receive housing from the operation, with children and roommates included. The company acquires and rehabilitates homes with the goal of preserving affordability and ensuring code compliance.
“If we want to attract and retain a highly skilled workforce (and companies), we need places for these folks to live and homes for them to buy,” Hart notes.
Hart’s company has positioned itself as a response to what he sees as gaps in the local real estate landscape—a lack of trust between landlords and tenants. While many landlords take a transactional approach, Hart emphasizes relationship building. He describes the mission of Hart Homes as focused on creating living environments that are not only functional but also respectful of residents’ dignity.
Hart’s experiences at Rochester Institute of Technology, where he is pursuing an MBA and started a real estate club, have also played a key role in shaping his vision. He has been involved in programs like Imagine RIT and has maintained strong ties to the university’s business ecosystem. Hart won the People’s Choice award in the Center for Urban Entrepreneurship’s ROC the Pitch competition, and enrolled in certificate courses and classes to hone his strategy. That experience has helped him transition from concept to company, and it continues to inform his plans for growth and community outreach.
Hart Homes outlines a broad commitment to social responsibility. Among its stated priorities are sustainability, transparency, and avoiding displacement during neighborhood redevelopment. The business has properties in the 19th Ward, with others on lower Monroe Avenue and the Merchants/North Winton area. Hart Homes also offers support for renters interested in eventual home ownership, including financial literacy resources and rent-to-own options that aim to avoid predatory structures.
Hart voices concern about how housing insecurity contributes to systemic issues like low voter turnout in the region. He sees housing not just as a market, but as a platform for civic and social stability. Hart measures success by two metrics: his business’ bottom line, and his social bottom line, which he describes as helping people avoid eviction and keeping them in their homes until they eventually become homeowners.
Through Hart Homes, Hart is pursuing what he describes as “ethical real estate investment,” a phrase that speaks to his emphasis on long-term outcomes over short-term gains. While it’s a model that may not align with every investor’s strategy, it’s a path that Hart believes is necessary for Rochester’s future.
Liam Conroe is a Rochester Beacon contributing writer and member of the Oasis Project’s second cohort.
The Beacon welcomes comments and letters from readers who adhere to our comment policy including use of their full, real name. See “Leave a Reply” below to discuss on this post. Comments of a general nature may be submitted to the Letters page by emailing [email protected].
This is such an inspiring story! It’s really encouraging to see an entrepreneur like Ben Hart building a business rooted in ethical practices and a strong commitment to the Rochester community, especially in underserved neighborhoods. His approach of prioritizing tenant wellbeing and community stability over rapid profit margins is commendable. I especially appreciate his focus on renovating existing homes while keeping them affordable through grant support (NYSERDA, lead abatement, etc.). That’s clever and sustainable. More businesses should be looking at models that reinvest in the existing infrastructure and focus on long-term community investment as opposed to chasing quick financial gains. Hopefully, Ben’s example will encourage other aspiring real estate professionals to adopt similar principles and contribute to creating a healthier, more equitable housing market in Rochester. It would be interesting to hear more about his experiences with the grant process and how he navigates the challenges of being a sole proprietor in this space.
William Robinson: Ethical means pertaining to or dealing with morals or the principles of morality; pertaining to right and wrong in conduct. Second definition: Being in accordance with the rules or standards for right conduct or practice, especially the standards of a profession.
Unfortunately, there is no code of ethics for real estate investors. Anyone can own property and rent it out. That is not good or bad in and of itself but has tradeoffs. And that freedom to own and operate is being abused by slumlords and gentrifiers. We, like doctors, lawyer, real estate agents, might benefit from a code of ethics. I do not claim to be the only ethical investor nor the only one who is doing good. However, we need to evangelize better ways of doing business. There are tremendous historical injustices in housing that need to be reckoned with, and the headlines continue to show predatory actors, negligent property management practices, discrimination, constructive eviction, and contributing to displacement with rampant disregard for tenants. There will always be a non-zero number of bad actors in any industry, but real estate investors should take steps to minimize those bad actors and disassociate from their practices. I am not sure what specific issue you take with the framing of the article, but perhaps you ought to read it again, because your criticism is vague and amounts to a straw man argument.
I’m reminded of a line from the play/movie, “1776” where Benjamin Franklin and John Dickinson are arguing over the legality of the American Revolution. Franklin counters Dickinson’s claim that the rebellion is illegal saying, “Oh, Mr. Dickinson, I’m surprised at you. You should know that rebellion is always legal in the first person, such as “our rebellion.” It is only in the third person – “their rebellion” – that it is illegal.” Seems the same is true when it comes to defining ethical behavior. “Our” definition of “ethical” is the one and only correct definition. “Their” contention otherwise is incorrect, vague and a straw man argument.
Sorry, but the headline is misleading, as is most of the article to the degree that the definition of the word “ethical” is that of Mr. Hart and in no way conforms to the general view of the meaning of that word. That should have been made clear in the first paragraph. As it is, the word’s repeated use here tends to brand all those engaged in the real estate business who do not agree with his busines philosphy as “unethical”. (And in the interest of openess, I’m not engaged in the real estate business. Have never been engaged in the real estate business, except as a home buyer, or any associated business. And don’t know anyone who is engaged in that business.)