House of the Day: Price Cut at 202 Clermont
We just heard that Douglas Elliman has cut the price at 202 Clermont by $150,000, so even though the website still says $2 million, brokers are saying it can be yours for $1.85 million. Of course, the person who tipped us off still thinks the place is overpriced: “202 Clermont is that narrow, developers’ reno…
We just heard that Douglas Elliman has cut the price at 202 Clermont by $150,000, so even though the website still says $2 million, brokers are saying it can be yours for $1.85 million. Of course, the person who tipped us off still thinks the place is overpriced: “202 Clermont is that narrow, developers’ reno job that’s been collecting cobwebs. On the day that I saw it, the “brand new” roof was leaking.” Ouch. Do we hear $1.7 million? How about $1.6 million?
WEB# 723400 [Prudential Douglas Elliman] GMAP
of course, the original pricing debate was vs the heights
I meant to say “Where they are…”, not “Were they are…” in the above post.
Thing is, there are not many Ft. Greene and Clinton Hill places selling for $2MM or more, whereas there are many in Park Slope. Only if they are near Ft. Greene Park or are full of detail and in great shape are you getting those sorts of prices in Ft. Greene and Clinton Hill, whereas in the Slope you can find $2MM places that still need a fair bit of work or are not in the most prime area. So for the Slopers who are saying they cannot believe prices are the same in Ft. Green/Cl. Hill as in the Slope, well, for the most part they are not. Were they are, I think it is totally reasonable and for those that don’t understand that clearly don’t know the neighborhood or the type of residents who now live here very well.
I didn’t realize that Park Slope is 2mm+ (if that’s true) and Ft Greene/Clinton Hill approaching the same. All of a sudden, my Carroll Gardens/Cobble Hill area feels like a bargain. And we already have great schools, restaurants, services, shopping!
I’m the one who wrote your quote above there about following the market for the past year and a half. I claim no expertise except that I’ve been to nearly every house on the market in the $2.5M and under range so I have some sense of what things are going for. I also contacted a friend who is a Corcoran broker about that 3rd Street listing:
http://corcoran.com/property/listing.aspx?Region=NYC&ListingID=681885
She says had a checkered past, was on and off the market and the contract was signed in July 2004 — a very old listing as I suspected. The broker never bothered to change the listing. I wonder why it was posted here. Anyway, I saw a nearly identical house on 6th Street that went for $2.2M just recently for what it’s worth.
Sorry, meant to say ‘some go for the neighborhood, some for the house’.
We could go round and round with this. My experience is that the upper end of Fort Greene prices and the lower end of Park Slope prices overlap. But you’re not comparing the same caliber of property. You’re choosing between a better house in Fort Greene (wider, better renovated, more details) or a poorer house in Park Slope. Some go for the neighborhood, some go for the schools.
>>I know the Park Slope market very well myself, >>having followed it closely for a year and a >>half.
expertise in 18-months must be a bull market!
You’re not really paying a premium to be by the park; it’s just that the houses by the park are the nicest.
In general, the houses in Park Slope get nicer the further up the hill you are — the ones between 8th and PPW are generally like mini-mansions with lots of fine detail. From there, the houses on each block down the hill are slightly less detailed and generally narrower than those on the block above it. The variation is less strong less from 4th Street to the South Slope than it is in the Center Slope, and maybe also a little less true between Lincoln and Flatbush.
Think of a block like Carroll — between 6th and 7th the houses are nice, between 7th and 8th they’re gorgeous, and then between 8th and PPW almost every house is different (at least on the outside), suggesting that the houses were built to the owners’ specs.
This is not to imply that there aren’t lots and lots of wonderful houses below 7th Avenue… it’s just that those that are between 8th and PPW were built as mansions for Brooklyn’s upper crust.