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June 12, 2009

Open House Picks

house Brooklyn Heights
20 Grace Court Alley
Brown Harris Stevens
Sunday 2-3:30
$3,300,000
GMAP P*Shark

house Brooklyn Heights
18 Willow Place
Corcoran
Sunday 11:30-1
$2,850,000
GMAP P*Shark

house Park Slope
702 President Street
Warren Lewis
Sunday 11-12:30
$1,895,000
GMAP P*Shark

house Williamsburg
272 Berry Street
Corcoran
Sunday 3-4:30
$1,595,000
GMAP P*Shark

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Comments

Brooklyn Heights is getting some love. That's a lofty price on the Grace Court Alley home. However, it is a very desirable and quiet lane with mostly renovated carriage houses. It looks beautiful inside. Only complaint might be two of the three bedrooms aren't that large and there is no yard. However, the rooftop area is large and very nice.

Posted by: Biff Champion at June 12, 2009 1:19 PM

Also, 20 Grace Court Alley was on the Brooklyn Heights House Tour last year. Likely they showcased it with the thought of selling it this year.

Posted by: Biff Champion at June 12, 2009 1:20 PM

How can the heating costs for the Park Slope place possibly be $4,980 per year????

Posted by: daveinbedstuy at June 12, 2009 1:23 PM

I think they priced the Grace Court Alley a little high on purpose, thinking a 2.8 sale price would make everyone happy. It's a great, turn-key house for a certain kind of Brooklyn Heights family: a couple of kids at Packer, a house with yard and pool in Quogue (easy load-in/load-out in front of house), a commute to wall street. I know two people who are interested and who, I'm sure, aren't too happy to see it listed here!

Posted by: Ringo at June 12, 2009 1:25 PM

Wasn't 18 Willow showcased before? I remember doing the circle the differences thing with someone (Snappy or BRG) regarding the differences in the 2 kitchen pictures.

All that stuff in the President St. house is super distracting.

Posted by: TownhouseLady at June 12, 2009 1:26 PM

by my quick calculation, grace court alley is asking around $1,650/sf. yowza!

Posted by: z at June 12, 2009 1:27 PM

Biff...where's that house that we were betting on???

Posted by: daveinbedstuy at June 12, 2009 1:28 PM

How much do you think the President House will really sell for? I think its beautiful, and each of those apartments will probably get at least $1,800? Not sure, but I think if you brought it down a bit it wouldn't be a bad price, especially if we get painfully massive inflation soon.

Posted by: LincolnSlope at June 12, 2009 1:30 PM

Yes, THL,President St is not going to show well because of all the clutter.

Posted by: daveinbedstuy at June 12, 2009 1:31 PM

New York City's future ghost towers
May 27, 2009 06:19PM
By Sarah Ryley

You remember Sarah Ryley right? She was a writer on Brownstoner a few years back and I wonder why Jon did not post this story.

http://therealdeal.com/newyork/articles/new-york-city-s-future-ghost-towers

and download the PDF on this story it's fucking scary!!!!

http://s3.amazonaws.com/trd_three/images/89480/ghost_towers.pdf

This Fall is going to be fun. Buh Bye Retards..

The What

Someday this war is gonna end...

Posted by: Return of The What at June 12, 2009 1:32 PM

DIBS, was it 22 Remsen? I don't think sold yet as it would definitely be in the Last Week's Biggest Sales feature. I guess our bet is irrelevant anyway, as I've already organized two drinkups since we made it.

Ringo, agree with what you say. But I think the current owners are a young couple with no kids. I thought there was parking with the house, but I'm sure the listing would have mentioned it if so. There are two parking spots behind the gate in the picture. They must both belong to the owner of the carriage house you see on the left, which, by the way, belongs to the Listing Agent of 20 Grace Court Alley. That might explain the high asking price and desire of both the Seller and the Agent to get the highest price possible.

Posted by: Biff Champion at June 12, 2009 1:34 PM

That's quite a bathroom in the Williamsburg house.

Posted by: Brooklyn Chicken at June 12, 2009 1:34 PM

Lincoln, those apts should get that price. My biggest gripe is that I don't want people renting from me anywhere other than the garden level...and they enter under the stoop. I don't want to have people traipsing up and down that beautiful stairway which I want all myself...especially if I'm spending anywhere close to $1.8MM. It was that issue that drove me to a 3 storey and not a 4 storey even though I could have had a greater income stream.

Posted by: daveinbedstuy at June 12, 2009 1:36 PM

Open House choices... $2.41 Million average price. Are you effing kidding me?!

I'm glad there are a lot of people with gobs of money -- If I can get you a $50,000 reduction on your next house purchase, can you give the cash to me? I don't know what I'd do and it might not be ethical... but I just want to share in just a smidgen of this unbridled wealth. Just a little.

Let me know.

Posted by: tybur6 at June 12, 2009 1:37 PM

"That's quite a bathroom in the Williamsburg house."

I hope the chandelier above the bathtub is secure. Otherwise someone having a relaxing bubble bath might be in for quite a shock.

Posted by: Biff Champion at June 12, 2009 1:38 PM

Yes, Brooklyn Chicken, they did an incredible job with that bathroom. Ensuite master bathroom is a must-have for me. Nothing classier than white carrera either. The corner whirlpool is a bit ostentatious thougfh!!!

Posted by: daveinbedstuy at June 12, 2009 1:39 PM

DIBS, that makes sense. I use to have this fantasy about having a brownstone and renters to help pay the mortgage. After being in New York for two years and hearing all my my friends (who are normally level headed) complain about every little thing in their apartment to the landlord. I want to come home and escape, not know that there are two other sets of people that may be looking for me to fix their [____]. It no longer becomes a santuary. I know this is the the average experience, but there are so many renter nightmare stories it scares me to have to deal with that situation even if only for a year.

Posted by: LincolnSlope at June 12, 2009 1:43 PM

20 Grace Court Alley is a great house, I saw it on the house tour. From a pricing perspective I think it's quite rich - they paid top of the market a few years back and then did a high-end renovation so they're trying to get their costs back. Still probably the right strategy and they'll end up in the middle, right around $3.0.

Biff, you're quite in the know on the local address book.

18 Willow Place was HOTD in March 2009 - listing price hasn't changed so nothing new to add.

Posted by: NorthHeights at June 12, 2009 1:49 PM

NorthHeights, are you familiar with that very large carriage house on Grace Court Alley (south side in the middle of the lane)? It's probably at least 50% larger than #20. It was gorgeous inside, yet, a couple of years ago, the owners decided to gut it. It's been under renovation forever. I'm sure it will be stunning once complete. They have a giant roof deck too. Owner is a very nice, young guy (think he works at Corcoran). At Halloween, he dresses as Bob the Builder and he usually gets 25 or 30 pumpkins and carve them all up very creatively. The kids love it.

Posted by: Biff Champion at June 12, 2009 2:01 PM

DIBS - how much would you expect heating costs to be for President St.? (Not asking because I disagree that $4,980 sounds wrong, but because I honestly have no clue what the number should be.)

My biggest problems with the President St. house are that it seems to have been stripped of much of the original detail (based on the pictures) and that the house next door seems to have a giant extension in the back blocking light/views/openness in much of the garden (based on Google Maps).

Posted by: brooklynguy at June 12, 2009 2:07 PM

brooklynguy...I have a 3 story and have gas forced air. I keep it around 70 degrees. I pay about $1600-1700 for the whole year for gas and maybe another $500 or so for the common area electric that would include the blower.

Posted by: daveinbedstuy at June 12, 2009 2:13 PM

And that first year I was actually surprised at how low my gas bill was.

Posted by: daveinbedstuy at June 12, 2009 2:16 PM

Pretty sure the parking belongs to the other building -- the listing agent's home. And is it me, or has she had a LOT of the Brooklyn Heights listings in the last year. I know she's always had her share, but I feel like she must carry half that office these days.

Posted by: Ringo at June 12, 2009 2:19 PM

Ringo, she definitely has a ton of listings in the neighbourhood. I'm not surprised as she is extremely personable and doesn't come across as a typical slimeball agent. She's also lost weight recently and looks great. I wonder if she lets the folks next door park there or rents out one of the spaces to them. All the other homes on the street have their own parking, I believe.

Posted by: Biff Champion at June 12, 2009 2:25 PM

the high heat bill could be due to - they use oil heat - and last year beginning of season oil price was very high (over $4 gallon). Some people locked in at that high price and then prices plunged over the winter.
Would be useful if they said how many gallons.
I heat with gas - budget level billing - is less than $3000 -which includes hot water also - in 4 story house - close to dimensions of the President st.

Posted by: Petebklyn at June 12, 2009 2:39 PM

Love love love the Grace Court Alley home. I'm confused by the pic though. That black iron fence cutting into the front of the house isn't part of the property? Seems odd to have someone else's car area, right in front of your home.

Posted by: CG_ups at June 12, 2009 3:06 PM

I reside in Brooklyn Heights and I love the carriage houses on Grace Court Alley. Number 20 is charming and was beautifully renovated by the current owners. Nonetheless, 3.3 million dollars is quite an ambitious asking price for such a compact dwelling. I wish them well.
The much larger carriage house a few doors down that someone mentioned has been undergoing restoration for some time was originally designed by the noted church and mansion architect Richard Upjohn. It is at least three times the size of the featured house.

Posted by: Minard Lafever at June 12, 2009 3:22 PM

Minard, I mentioned the other carriage house on Grace Court Alley. I knew it was much larger than #20 but didn't realize it was 3 times the size. It does seem huge.

CG ups, yes, the black parking gate cuts in front of the featured house, which has it's entry way just in front of the gate. I believe there might be another small entry from behind the gate as well. I'm pretty sure the folks at 20 Grace Court Alley do use one of the parking spots behind the gate but, since it's not mentioned in the listing, it must be lent or rented to them by the listing agent next door. (by the way, I asked in the Twitter thread how you're feeling...hope you're healing fast and painlessly).

Posted by: Biff Champion at June 12, 2009 3:30 PM

Mr. Champion: take notice of the new "carriage lights" installed on the Upjohn house on Grace Court Alley. They are unusually beautiful. And although they are not yet operational, they appear to be gas lights. Extremely appropriate in my opinion.

Posted by: Minard Lafever at June 12, 2009 3:42 PM

That BH home is looking yummy to me... I will wait for it to drop.. lol..

Posted by: HOBOKENROCKS at June 12, 2009 3:49 PM

Mr. Lafever: Two of my neighbors in PA have gas lanterns on their front porches. I love them. They are lit 24/7, something BrooklynGreen would be vehemently opposed to.

BTW, there are two copies of your book "The Modern Builders Guide" available on Amazon. Not the 1833 original but the 1969 reprint.

Posted by: daveinbedstuy at June 12, 2009 3:50 PM

Monsieur Lafever, I did notice the lights and they are indeed beautiful. The home will undoubtedly be magnificent once it's finally finished.

Posted by: Biff Champion at June 12, 2009 3:52 PM

Thank you sir, my book has proved very popular for many generations. In it is all the information one may require to design beautiful and sturdy edifices. I do not know why modern architects are so unwilling to understand proportion and aesthetics. It is not that complicated a subject.

Posted by: Minard Lafever at June 12, 2009 4:02 PM

I think I'm gettin' LaFever!

Posted by: BrooklynGreene at June 12, 2009 5:44 PM

DIBS: Did you think the heating cost is too high or too low? I have a four-story brownstone, and the gas bill in the winter runs $700-$900/month (and coming from an apartment in Manhattan, stunned the hell out of me).

Posted by: ProfRobert at June 12, 2009 6:14 PM

Why don't people respond to me? Love me, please.

Posted by: ghettoazzpnkbtch at June 12, 2009 6:56 PM

An updated efficient heating system can obviously save an owner plenty of money.

Generalizing about how much it costs to heat a typical "house" is pretty much pointless unless you're comparing apples to apples (aka same size houses or houses with similar heating systems).

Posted by: IronBalls at June 12, 2009 7:07 PM

"New York City's future ghost towers"

Fucking disaster!

***Bid half off peak comps***

Posted by: Brownstones Half Off at June 13, 2009 12:25 AM

While Grace Court is completely charming, I can't see how it competes with other properties in BH that offer substantially more space. By my comparison, the house is overpriced by at least $800 a square foot even in turnkey condition. I don't see it as a great family house, but perfect for a couple (albeit a wealthy one) who entertain and have house guests. And I always think it is a little sad to buy a house without a yard of some sort!

Posted by: homey at June 14, 2009 12:54 PM

Nobody asked the seller to buy at the top of the market, and nobody asked the seller to (try to) sell near the bottom of the market-- at top end prices no less!
Good luck!
A new definition for 'diminishing returns'? Even cute has it's limits!

Posted by: Brooklander at June 15, 2009 1:26 AM

I think the heating cost is too high there. Like i said, my gas bill for the furnace & the hot water runs somewhere around $1,600-1,700 for the year. i've never had a winter monthly bill above $300 something. I have an attached 3 storey brownstone and keep the thermostat between 67 and 71. My space between the top floor and the roof does have new blown in insulation.

I would say, from experience, that a 4 storey house needs two furnaces or at least an extra air handler to accomodate the top floor if the furnace is in the basement. Otherwise its pretty inefficient.

Posted by: daveinbedstuy at June 15, 2009 8:30 AM

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June 12, 2009

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