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March 30, 2007
Open House Picks
Park Slope
527 3rd Street
Brown Harris Stevens
Sunday 1-3
$3,400,000
GMAP P*Shark
Windsor Terrace
19 Howard Place (Listing #5847)
Warren Lewis
Sunday 12-2
$1,325,000
GMAP P*Shark
Sunset Park
443 45th Street
Corcoran
Sunday 12-2
$1,100,000
GMAP P*Shark
Crown Heights
44 Hampton Place
DHB Properties
Saturday 2-4
$859,000
GMAP P*Shark
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Comments
since when did brownstones in sunset park start commanding a mil? so much for sp being reasonably priced brownstones.
Posted by: Anonymous at March 30, 2007 12:19 PM
love the wt house I could see this going for over asking!
Posted by: anon at March 30, 2007 12:43 PM
i love the double duplexes like 44 Hampton Place -- parts of crown heights have a lot of these. since they were built to be multi-families the layouts are a much more practical use of space than usually results from carving up a single family. there's a similar place for sale at 1050 Sterling Place, from Weichert.
Posted by: Anonymous at March 30, 2007 1:08 PM
the wt house is nice on the inside but the outside is a huge disappointment for that kind of money I'd want something on the exterior thats more pleasing to the eye.
Posted by: Anonymous at March 30, 2007 1:10 PM
I'm liking the windsor terrace house. Don't know the neighborhood so well, so wonder why it's generally priced so much more affordably than Park Slope. Any comments?
Posted by: Anonymous at March 30, 2007 1:13 PM
Howard Place is a beautiful one block street (if I'm thinking of the right one). Windsor Terrace is a fantastic bargain...same proximity to the park, F train, shopping etc...not nearly as congested as Park Slope.
Posted by: Anonymous at March 30, 2007 1:16 PM
The streetscape of Howard Place is pretty idyllic. Quite different from the more imposing mass frontage of a row of 4-stry brownstones (which, it has to be said, some find both monotonous and gloomy), this is a block with a smaller scale, cosy charm. We have friends on look-alike Fuller Place. It's a gorgeous block. The front porches are so friendly in feel and the houses, while smaller than a big brownstone, are nevertheless spacious and well laid out inside. If you don't need the income of a 2-family, I'd say this would be a good buy. These houses are rarely on the market. Only downside is that the F train is slow and crowded -- but at least for the morning commute, you'd be getting on before the crowds from PS and CG. Oh, and I believe Howard Pl is across the street from an elementary school. Fine for many, but not for all.
Posted by: NeoGrec at March 30, 2007 1:27 PM
The Windsor terrace house is beautiful, really. I am also surprised to see a Sunset Park place top 1 MM. Don't know if the market can bear that (yet?)....
Posted by: donatella at March 30, 2007 1:33 PM
The Windsor terrace house is beautiful, really lovely. I am also surprised to see a Sunset Park place top 1 MM. Don't know if the market can bear that (yet?)....
Posted by: donatella at March 30, 2007 1:33 PM
wt is priced cheaper than ps because they don't offer as many marketable amenities. that area is really nice but there aren't coffee shops all around it doesn't share the same aesthetic... and of course its not near ps 321.
Posted by: Anonymous at March 30, 2007 1:34 PM
The Windsor terrace house is beautiful, really lovely. I am also surprised to see a Sunset Park place top 1 MM. Don't know if the market can bear that (yet?)....
Posted by: donatella at March 30, 2007 1:35 PM
is the ch one in the historic district?
Posted by: Anonymous at March 30, 2007 1:44 PM
The WT house is beautiful oh man! I like everything about it. The only thing that might be a problem is that it is across from the school. But wow what a pretty well done home. Wish i had the dough.
Posted by: Anonymous at March 30, 2007 2:31 PM
price per sq ft on the WT home, while beautiful, seems high. it's less that 1500 sq ft.
Posted by: anon at March 30, 2007 2:40 PM
Howard Place is indeed very nice and the block is terrific.
The only downside is the house and lot sizes. Building dimensions 17 ft x 38 ft Lot dimensions 17 ft x 90 ft Building SF 1,494, according to PS. This brings a SF price to $904, not that much cheaper than PS.
Posted by: Anonymous at March 30, 2007 2:43 PM
there is a finished basement an extension .. see floor plan
Posted by: OE at March 30, 2007 2:52 PM
That Crown Heights place is priced at $214 per square foot. I wonder what kind of shape it's in on the inside? Anyone seen it. The enclave it sits in is niiiiccceee
Posted by: Anonymous at March 30, 2007 2:57 PM
The Crown Heights house is a few blocks outside the proposed historic district. here is link to the district:
http://home2.nyc.gov/html/lpc/downloads/pdf/maps/ProposedCrown_Heights.pdf
Posted by: Anonymous at March 30, 2007 3:08 PM
On the WT-Slope comparison--keep in mind the Slope house is two more stories and nearly three times the size. By square foot, the seller apparently thinks WT is *more* expensive than the Slope.
Posted by: linusvanpelt at March 30, 2007 3:36 PM
My daughter goes to Holy Name School, the one opposite the WT house; not many problems except heavy bus, foot, and Mom's-SUV traffic at 8 am and 2:30 p.m. M-F. It's also a decent school about to get much better, the diocese is grooming it to be a sort of magnet school, and with $4K tuition (less for contributing parishioners)it's a bargain...without the PS 321/private school rat race. I love walking down Fuller and Howard, wish we lived there and my kid could walk to school! And I'll take Terrace Bagels and their daily contingent of cute firemen over the etiolated hipsters in a Slope coffee house any day.
Posted by: Brenda from Flatbush at March 30, 2007 4:09 PM
yes, sirree, Ms. Brenda. Firemen trump etiolated hipsters anyday.
Posted by: donatella at March 30, 2007 4:17 PM
I'm still kinda shocked at the price of WT house. I remember looking at one on this block, nice details but not a new reno, way back about 7-8 years ago, I thot $450,000 was too much! But that's the story of my life. Almost moved to Lefferts around that time and would have gotten a house under $400. Finally moved to South Slope, paying more than I probably should have (but at least I got big payday out of my coop). Now anything under a mill looks like a bargain!
Posted by: Anon in S SLope at March 30, 2007 4:30 PM
I like the WT house too, both exterior and exterior. As for smaller size, there are good things about that. Less to heat. Energy crisis will only get worse, so heat bills in the future should be on people's minds when buying. Our single-family house is only 2-story plus basement and we would not want anything bigger. But $1.3+ is surprising; it's pretty high. As for the Sunset Park house, 45th Street for over a million? It's not a fun communte. Long slow ride on the R train. Hell-traffic between there and Manhattan on the BQE or surface streets. And why say it's a tasteful renovation in the kitchen and baths and not show pictures that prove it?
Posted by: Anonymous at March 30, 2007 4:46 PM
"Windsor Terrace is a very good alternative to the over-priced Park slope."
i love this comment given that the WT house is more expensive per square foot than the park slope one.
and ps isn't overpriced if everyone pays, and in many cases overbids many properties that come for sale in ps.
Posted by: anon at March 30, 2007 4:49 PM
Slim pickins this week...
Posted by: Anonymous at March 30, 2007 5:05 PM
WT House looks great to me. Only downside looks to be no central AC and facing school. Still, better than most crap on the market lately. I bet it sells fast.
Personally, I'm looking for something bigger with space for a hippo or a bear.
Posted by: Jake the Snake at March 30, 2007 5:35 PM
A mil for Sunset Park is the top of the market and this house would be pushing it for sure.
On the other hand, the blocks between 5th and 6th avenues have the best geographical placement as far as air and light go, they are far from the BQE, at the top of the hill, and the best brownstones are all west of 6th.
So, there aren't a lot of available houses in the slot between 5th and 6th aves and between 44th street (on the park) and 59th street (where it all changes). Get em while you can.
Posted by: Gary at March 30, 2007 5:37 PM
Sorry, the SP house is actually between 4th and 5th.
Posted by: Gary at March 30, 2007 5:41 PM
The WT house is half black from the Park Slope boundary. It is also closer to the actual park than most of Park Slope proper. I just love that street. Wish I could afford it.
Posted by: Anonymous at March 30, 2007 7:24 PM
Etiolated hipsters? I guess you mean pale hipsters who never see the light of day.
Posted by: punko at March 30, 2007 7:30 PM
Anybody know if there is activity on that other WT house that was featured last week on brownstoner. I think it was on Sherman, priced higher but much bigger?
Posted by: Anonymous at March 30, 2007 9:13 PM
seems like the third house the last couple of weeks for sale on 3rd St b/w 7th & 8th...i guess people want to take the money and run...busy block, for sure, compared to 3rd b/w 8th & PPW. in fact, for $3.4M I wouldn't buy on the particular block.
Posted by: Anonymous at March 30, 2007 9:37 PM
john lydon how many brownstones do you own?
posters are constantly saying how overpriced asking prices are, but most brownstones sell for close to or over ask in this market
Posted by: Anonymous at March 30, 2007 9:59 PM
Anon 9:59,
While I agree people always say prices are too high, it is not true that most brownstoner are selling for close to ask or over ask in this market.
I've been following the market for a long time and it appears most brownstoner are reduced in price at least once, usually twice, by sellers before they finally sell.
You clearly haven't been looking to buy a brownstone lately.
Posted by: the scarab at March 30, 2007 11:41 PM
scarab fyi i bought three brownstones last year, how many did you buy? you don't know what you're talking about.
Posted by: Anonymous at March 31, 2007 8:27 AM
I think the wt house is overpriced for the size and location. But it really is beautiful. Just wondering what would be a reasonable price for this house. It looks to be in really great condition.
Posted by: Anonymous at March 31, 2007 9:55 AM
8:27, its speculators like you who are going to get their asses burned..
Posted by: Anonymous at March 31, 2007 12:39 PM
The SP house looks beautiful. But apparently those photos are taken last year (trees are too green). The house's been on market since last summer??
Posted by: Anonymous at March 31, 2007 1:34 PM
"Etiolated"? Ya big word nerd. I prefer hipsters with suntans. Also, these houses are nice.
Posted by: Bob999 at March 31, 2007 6:18 PM
The Windsor Terrace house looks cheap when you factor in that they redid their basement. Still it is a basement. But Warren Lewis doesn't do much business so who knows if they will get this price.
Posted by: Anonymous at March 31, 2007 6:25 PM
12:39 I could lose half my properties' value and still retire so I guess you don't know what you're talking about. All my rental properties are cash flow positive and I have not sold a single property so I guess speculator is in the eye of the beholder.
Posted by: Anonymous at April 1, 2007 8:44 AM
Bitter bitter bitter. Whenever these topics come up, it's like why on earth would anyone WISH and hope for the entire U.S. economy to collapse? Because that's what it would take to "burn asses" in NYC real estate. Brooklyn is not a town on its own. It's New York City. And since when is real estate in New York City a bad investment? Try never.
Posted by: Anonymous at April 1, 2007 2:20 PM
Just came back from the open house. It is very pretty. Too small for the price and the neighborhood. I would not want to sit on my stoop and face the school and side parking lot not a pretty veiw for that kind of money.
The place was crawling with young families and folks in general so there is certainly a lot of interest. Who knows...
Posted by: Anonymous at April 1, 2007 3:24 PM
8:27,
This isn't a competition to find out who owns more property. I happend to own several apartment buildings in prime Manhattan and have bought, renovated, and flipped townhouses myself.
I would bet everything I own against your measly few brownstones that the NYC real estate market is just in the beginning of a major market correction.
I smell blood.
Posted by: the scarab at April 1, 2007 5:31 PM
I own more property than everyone on this website combined. QUALITY property. No one here knows what he is talking about. Unless you cover everything with marble and use brass fixtures, you'll never make a dime.
Posted by: Donald Trump at April 1, 2007 7:01 PM
seems a bit overpriced considering the size/location. That said, the block is really nice and I didn't mind the school. The renovation is top notch. The main floor and basement are particularly nice and the bedrooms are bright. That all said, I bet this goes for, or even slightly above asking. My husband and I have been looking for awhile now and we see the same families. The 3 bedroom listed by warren lewis on 3rd street went over $100K above asking with 9 bidders. That's nearly a million. For an apartment with *tiny* bedrooms. When you consider that, this place looks like as a steal at the asking.
Posted by: anonymous at April 1, 2007 7:05 PM
Gah! We had considered checking out the 3rd St place but thought it was overpriced at $885K. How depressing for those of us who missed the boat. The Scarab, I don't wish anybody harm, but I hope and pray you are right about a correction, or my family's sad asses will never own a place in a decent nabe and Brooklyn.
Posted by: ParkSlopeRenter at April 1, 2007 8:10 PM
I think anonymous at 7:05PM is the very optimistic realtor at Warren Lewis hyping the Howard Place house. Or perhaps the property's owner who is trying to do the same thing. Nice try.
Posted by: Anonymous at April 1, 2007 9:39 PM
Anonymous 6:25, Howard Place is an absolute beauty - it is obvious you haven't seen it so your comments are meaningless. Warren Lewis is a very successful, well established office doing a great deal of business in the neighborhood. But I have a feeling you really do already know that.
Posted by: Anonymous at April 1, 2007 10:22 PM
10:22 anonymous. Where is the 3rd floor if it's not a basement? Please explain. Enough with the hype over this house that you so obviously are trying to sell yourself on here. Good luck. We can all count. The picture clearly shows 2 stories.
Posted by: Anonymous at April 1, 2007 10:43 PM
saw the sp house---WAY overpriced. house has been stripped of most original detail and the bathrooms/kitchens were all shody. also didn't help that the current tenants (three rental units) a) were there b) didn't even bother to clean up . bottom unit stunk of kitty litter so bad it was difficult to look around. nice block, close to the train, but 850k would be more like it.
Posted by: Anonymous at April 2, 2007 12:39 AM
What is with the sq footage craziness on this site? Yes, sq footage is a factor but only one of many when it comes to price. Most people don't need 3000sq feet or more to live in so buying a larger place with a cheaper price per sq foot (but larger price tag overall) isn't a great way to play it.
Do you guys all buy the 15lb cheese wheel at costco b/c its cheaper by the pound even though you don't want 15lbs of cheese? If I only want 1lb, I know Im going to pay more per pound and thats okay with me.
Posted by: Anonymous at April 2, 2007 9:22 AM
Anon. 4/1 10:43 Warren Lewis represented this house exactly as it is. 2 stories plus finished basement. Please check your facts before making further senseless comments.
Posted by: Anon. at April 2, 2007 10:55 AM
Any firm that doesn't co-broke is useless. Only uneducated sellers would list with such a firm since their pool of buyers is so limited.
Firms that don't co-broke are criminal as far as I'm concerned, and I'm not an agent, just an experienced buyer and seller.
Posted by: Anonymous at April 2, 2007 12:31 PM
It's interesting, WL is essentially setting the contours of the market in WT by placing two properties on at the same time (SS and HP) which are probably priced correctly with respect to each other, but bear little relationship to other WT sales. Diabolically brilliant? Perhaps. Question is whether it will work.
Posted by: Anonymous at April 2, 2007 12:41 PM
But we like living in 3000 square feet and what's wrong with that. That's why we moved to BK.
Posted by: Anonymous at April 2, 2007 12:56 PM
But we like living in 3000 square feet and what's wrong with that. That's why we moved to BK.
Posted by: Anonymous at April 2, 2007 12:56 PM
"But we like living in 3000 square feet and what's wrong with that. That's why we moved to BK."
what's wrong with it is that it's wasteful and not very environmentally sound.
a small-ish family needs sowhere near that kindof space and we should all take a cue from the europeans who have made living in smaller spaces quite functional, livable, sophisticated and green.
3000 square feet for a family of 6 or 8. sure.
Posted by: anon at April 2, 2007 1:08 PM
sowhere = nowhere
Posted by: anon at April 2, 2007 1:10 PM
Perhaps Warren Lewis agents have drunk way too much of the kool aid. Since when is selling a house the same thing as selling cheese? Since when did square footage not matter in real estate? This is nuts. Or just sad if its the seller putting this non-sensical information up here. Get over yourselves people.
Posted by: Anonymous at April 2, 2007 1:17 PM
in case you are unaware, the size of the typical american home is actually now on the decrease for the first time in a while.
the ridiculous amounts of square feet that have been desired in the last couple decades is rearing its ugly head now that energy prices have soared along with the intense momentum we have towards becoming a greener society.
no better place to get on the bandwagon than park slope...already a pretty eco-friendly hood.
Posted by: anon at April 2, 2007 1:30 PM
12:31 Dear agent (aka experienced buyer/seller) Your comments are becoming quite transparent.
Posted by: Anonymous at April 2, 2007 1:36 PM
In response to a few entries...Warren Lewis is fortunate to have two houses in Windsor Terrace for sale, their appearance at the same time is coincidental. As far as co-broking is concerned, Warren Lewis does co-broke, but not always, and not always immediately. Most property we represent sells rather quickly. As far as exposure goes, it is pretty hard to believe that buyers will not find our ads on the NY Times web site, our website, our window or, most importantly, the NY Times print real estate section. In addition, after 21 years in Park Slope, Windsor Terrace, Prospect Heights and environs, our referral base is strong. The sellers we represent are most often happy with our service and the buyers who work with us are usually quite satisfied with our open bidding system and the opportunity they have to be informed of other bids, so they do not feel like they are bidding "blind," as in "last and final" bids. Our buyers know that ALL bids are brought to the seller, as required by law. Our system is an option that buyers and sellers may, or may not, choose to work with. I believe that my staff, averaging 14 years experience, provides knowledge and individual service to both buyers and sellers. No system is perfect. We are not perfect. But our system is hardly criminal, or useless, as suggested by "Anonymous at April 2, 2007 12:31 p.m." The two systems are merely different and buyers and sellers are free to investigate both and choose the one they prefer.
And finally, Brownstoner is a great blog, and I only wish that people would lend credibility to their comments by not all sharing the name "Anonymous."
Posted by: Marc Garstein at April 2, 2007 1:51 PM
I was anon 4/1 7:05 and NO not a broker, although this made me laugh. I probably could be after the 9 MILLION open houses we've been to. What I was attempting to point out is that there is a real lack of family sized properties out there at "reasonable" prices. As soon as something nice comes on, people pounce, we've especially seen activity pick up since the holidays and it's only got more heated in recent weeks. I think this will go quickly. As for Sherman Place, I still think that's pretty over-priced, but we'll see!
Posted by: anonymous at April 2, 2007 1:55 PM
I was anon 4/1 7:05 and NO not a broker, although this made me laugh. I probably could be after the 9 MILLION open houses we've been to. What I was attempting to point out is that there is a real lack of family sized properties out there at "reasonable" prices. As soon as something nice comes on, people pounce, we've especially seen activity pick up since the holidays and it's only got more heated in recent weeks. I think this will go quickly. As for Sherman Place, I still think that's pretty over-priced, but we'll see!
Posted by: anonymous at April 2, 2007 1:56 PM
This is not directed at WL, because I haven't had any experience with them, but as a buyer, I've found it disconcerting to walk into an open house to be told there was no co-broking. It has happened to me with Brooklyn Properties twice. It is tough for a buyer who has a pre-established relationship with a buyer's broker. Obviously, buyers have to do what is in their own best interest even if that means dumping their broker when they find a no co-broke property they like, but if people selling these expensive places want Manhattan money, they maybe should consider doing business the way its done there, and most other places for that matter. The whole no co-broke thing probably worked a lot better when property was less expensive and in a bit less demand in Brooklyn.
My broker tells me it is illegal, but I have no way to know if that is true.
Posted by: Anonymous at April 2, 2007 2:29 PM
Why is everyone obsessed with windsor terrace?
Posted by: Anonymous at April 2, 2007 3:26 PM
Probably because over the last two weeks Brownstoner has identified two properties in WT as "open house picks" -basically neighboring houses, but significantly different prices. I guess people are confused on what places are really worth in WT.
Posted by: Anonymous at April 2, 2007 3:32 PM
The two houses in WT are very different. Both very nice homes but the more expensive one is larger and a two family so would command a higher price. (Whether you think the prices are right or not is a totally different issue)
Im not a broker but a WT resident - Warren Lewis is a established agency that specialized in the WT, PS, etc.. I don't see why anyone would have an issue with them as they seem to represent their homes as fairly as any sales agency does.
As for cobroking - as a buyer and a seller (I am doing both now and it sucks on both sides of the fence), I don't really see how its that important. It seems the venon around agencies not cobroking stems from the few very small agencies that can't compete. Im not saying its fair but it doesnt seem to have a negative effect on Brooklyn real estate on either the buyer or seller side as evidenced by the large amts of money being made by all in the past decade. No one cares if an agency co-brokes except those very few people who use buyers brokers.
Posted by: Anonymous at April 2, 2007 3:51 PM
Not to pile-on Warren Lewis - as they've a good reputation where we live in PS - but their official line re cobroking was too amusing to pass up.
"As far as co-broking is concerned, Warren Lewis does co-broke, but not always, and not always immediately".
Guess yes means no until it means yes.
Posted by: Anonymous at April 2, 2007 4:48 PM
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