THE CONDO BOOK PROJECT

11 Hoyt Condominium

11 Hoyt Street, Brooklyn, NY 11201

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Overview

A 481-home Tishman Speyer tower at 11 Hoyt Street in Downtown Brooklyn, designed by Hill West Architects. A third-floor amenity level holds a pool, squash court and outdoor deck. Taxes are projected to rise sharply in year two. The offering plan specifies engineered wood floors, stone kitchen countertops, Bosch appliances and a washer and dryer in each apartment.

  • Address: 11 Hoyt Street, Downtown Brooklyn
  • Plan: CD180132, accepted for filing in August 2018
  • Residences: 481, from studios to four-bedroom duplexes and penthouses. Unit 5J is planned as the resident manager's apartment.
  • Building: 53 stories above grade and about 625 feet to the top of the bulkhead. Floors 13, 33, 34 and 44 are skipped in the marketing floor numbers.
  • Other units: one Retail Unit on the cellar and ground floor, not offered in the plan
  • Parking and storage: 150 valet parking licenses at $65,000 each, plus $140 a month. There are 134 cellar storage bins at $1,000 per square foot, plus $1 per square foot a month.
  • First offering: all 481 homes at about $825.6 million in total, from $610,000 for a studio to $5.89 million for penthouse PHD (sponsor offering prices, not sales).
  1. SubmittedMay 2019
  2. AcceptedAugust 2018
  3. 12 amendments
  4. First sale
  5. Latest sale

Sales

481 of 481homes sold (100%)
Every sale: 481 homes, with price and dateSee it free →

From city records (ACRIS), through Sep 30, 2026.

First-Year Budget

From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)

Ask Claude or ChatGPT: How do 11 Hoyt's common charges compare with similar buildings? →

Property Taxes

The plan's first-year tax estimate, checked against the city's real bills for 458 homes.

Each home's estimate, city bills and tax breaksSee it free →

Closing Costs

The buyer pays the NYC and NY State transfer taxes, which a seller usually pays.

All 4 closing costs in the plan, with their pagesSee it free →

The Building

Finishes

The architect's specifications name brands for every kitchen and bath, with two finish palettes for the bath fittings (compare with our NYC condo finishes guide).

Kitchen

  • A Bosch package sized to the home: a 24-inch gas cooktop, refrigerator and dishwasher in studios and one-bedrooms, 30-inch versions in two-bedrooms, and 36-inch versions in three-bedroom and larger homes.
  • Bosch speed ovens and convection ovens, with a stacked speed oven and convection oven in larger homes.
  • A wine fridge in homes with two or more bedrooms, from Thermador (24-inch) or U-Line (15-inch).
  • Stone countertops, cabinets in spray lacquer or a metal-wrapped finish, Franke stainless steel sinks, a Watermark faucet with side spray and a Waste King disposal.

Cooking gas is included in the building's gas budget. See our kitchen appliance brands guide for how Bosch packages compare.

Baths

  • Watermark faucets, shower sets and accessories in either oil-rubbed bronze ("Classic") or polished nickel ("Heritage").
  • Porcelanosa toilets and solid-surface furniture-style vanities from Trumbull or similar.
  • Kaldewei enamel tubs, with a freestanding Victoria & Albert or similar tub in some primary baths. Standalone showers get linear slot drains.

See how these names rank in our bathroom brands guide.

Floors, Ceilings and Windows

  • Engineered oak strip floors with a micro-beveled edge, laid on a mat underlayment. Baths and laundry areas are tiled.
  • Ceilings of about 10 feet in main rooms, reaching about 10 feet 10 inches on floors 15, 24, 31, 43, 55, 56 and PH. Foyers, halls, kitchens and baths may be lower.
  • Custom aluminum casement windows with double-pane glass set in a precast concrete facade. Limit stops keep windows from opening more than about 4.5 inches.
  • Walls between apartments are rated STC 45 or better.

Laundry, Heating and Cooling

  • Every home has a washer and an electric ventless condensing dryer: a 24-inch Bosch compact pair in some layouts and a full-size Whirlpool pair in others. A pay-per-use laundry room on the cellar mezzanine has at least three washers and three gas dryers.
  • Each home has electric water-source heat pumps with wall thermostats. Fresh air comes through ducts from central units on the 32nd floor and roof.
  • Electricity is metered by Con Edison for each home. The plan estimates about $2,700 to $2,800 a year for a studio and up to about $7,200 for a duplex. Water and gas for heat and hot water are paid through common charges.

More on these systems in our heating and cooling guide and in-unit laundry guide.

Amenities, Staffing & Transportation

Amenities are spread over the ground floor, the third floor and the 32nd floor, for residents only (compare with amenities by building size).

Ground Floor

  • A lobby lounge and a coffee lounge, a package room next to the lobby and a mailroom.
  • A pet care room and an outdoor dog run.
  • A bike room for at least 250 bikes, first come, first served. The board may charge a fee, and the retail tenant can use five spaces.

Third Floor

  • Fitness areas for about 100 people, with cardio, weights and space for yoga and meditation, plus a squash court.
  • A stainless steel indoor lap pool, 4 to 4.5 feet deep, for up to 50 swimmers. Saunas, a treatment room suite, a meditation room and changing rooms.
  • A game room and a children's area with a pantry, about 19 people each, plus lounges and meeting rooms for about 74 and a maker room.
  • An outdoor amenities deck with recreation and barbecue areas, a children's play area, about 80 trees and a round outdoor spa pool about 12 feet across.

32nd Floor

  • A media room for about 40, a reading room, a card room, a virtual gaming room and a music practice room.
  • A lounge and private dining area for about 74 with an amenity kitchen and demonstration kitchen.

Good to know: the budget sets aside $500,000 for a concierge and amenity operator. Some services may be missing for up to 12 months after the first closing. The sponsor can also lease the laundry room to itself for $10 a year and keep the revenue.

Staffing and Services

The first-year budget plans a non-union staff paid at least state minimum wage:

  • A full-time resident manager (in Unit 5J), an assistant superintendent and two handymen.
  • Four concierges covering the lobby 24 hours a day, seven days a week.
  • Three doormen covering 16 hours a day.
  • Nine full-time porters.

Wages come to about $1.5 million, and payroll with taxes and health benefits is about $2.26 million. Six passenger elevators by Fujitec or equal run in low-rise and high-rise banks of three, plus a service elevator. The garage is run by an operator at about $252,000 a year, which the parking license fees are meant to cover. Our doorman cost guide puts these numbers in context.

Location & Transportation

  • Neighborhood: Downtown Brooklyn, Brooklyn
  • Subway: 2 min walk to Hoyt St 2 3; Hoyt-Schermerhorn Sts A C G, 3 min
Amenities, Staffing & TransportationSee it free →

Amendments

Amendment 12 Feb 20, 2024

Updates unsold unit prices, adds 2024 budget and 2022 financial statements, and confirms board composition with sponsor control.

  • Unsold unit prices updated effective prior to filing date
  • 2024 condominium budget adopted by board
  • 2022 audited financial statements included
  • Sponsor owns unsold units with ~$75,268 monthly common charges and ~$114,064 monthly real estate taxes
  • Permanent certificate of occupancy not yet issued; $291,000 estimated for completion
  • Board has 7 sponsor-affiliated members and 1 independent member
  • FinCEN reporting threshold for purchases is $300,000
  • Schedule A prices increased for 1 home (median +2.8%): 55 C $2,525,000 → $2,595,000
  • Schedule A prices decreased for 10 homes (median -9.2%): 39 B $1,975,000 → $1,895,000; 41 G $2,475,000 → $2,250,000; 52 H $2,850,000 → $2,450,000; 53 H $2,875,000 → $2,495,000; ...

Amendment 11 Apr 14, 2023

This amendment updates unsold unit prices, adds the 2023 condominium budget, changes the escrow bank, and provides current board and sponsor financial information.

  • Unsold unit prices updated as of date prior to filing
  • 2023 Condominium Budget adopted by Board (January 1 – December 31, 2023)
  • Escrow bank changed to HSBC Bank USA, N.A. at 452 Fifth Avenue, 24th Floor, New York, NY 10018, with interest rate approximately 0.18%
  • First Annual Meeting held December 1, 2022; Board now includes 7 members (6 Sponsor-affiliated, 1 independent)
  • Sponsor's aggregate monthly Common Charges on unsold units approximately $124,045
  • Sponsor's aggregate real estate taxes on unsold units approximately $194,429
  • Permanent Certificate of Occupancy not yet issued; estimated cost $291,000
  • Real estate taxes may be higher than 2022/2023 amounts shown on Schedule A
  • Schedule A prices increased for 3 homes (median +1.1%): 5 E $4,665,000 → $4,700,000; 52 E $865,000 → $875,000; 53 E $870,000 → $880,000
  • Schedule A prices decreased for 83 homes (median -8.2%): 27 C $2,105,000 → $1,890,000; 29 C $2,145,000 → $1,940,000; 29 K $2,080,000 → $1,940,000; 30 C $2,165,000 → $1,965,000; ...

Amendment 10 Jun 13, 2022

Updated unit prices, 2022 budget, board members, and sponsor financial disclosures; permanent Certificate of Occupancy status.

  • Unit prices, Storage Bin Licenses, and Parking Space Licenses updated effective prior to amendment filing
  • 2022 Condominium Budget adopted by Board
  • Board members: Erik Rose (President), Kasey Colander (Vice President), Sara Berkeley (Secretary/Treasurer)
  • Waiver Period terminated as of January 1, 2022; Common Charges collection commenced
  • No permanent Certificate of Occupancy issued; estimated $291,000 needed for completion work
  • Sponsor owns unsold units with aggregate monthly Common Charges of approximately $190,869 and real estate taxes of approximately $187,726
  • First closing occurred November 13, 2020; audited financial statements not yet available

Amendment 9 Apr 14, 2022

Escrow agent changed from Kramer Levin to Starr Associates LLP, sponsor's attorneys updated, and new escrow account established.

  • Escrow agent replaced: Kramer Levin Naftalis & Frankel LLP → Starr Associates LLP
  • New escrow account at Signature Bank, 261 Madison Avenue, New York
  • Sponsor's counsel: Starr Associates LLP, 220 East 42nd Street, New York, (212) 620-2680
  • Five authorized signatories on escrow account: Allan Starr, Samantha Sheeber, Andrea L. Roschelle, Adam Kriegstein, Shaun W. Pappas
  • FinCEN reporting threshold for residential real property: $300,000
  • FinCEN Geographic Targeting Order in effect until April 29, 2022

Amendment 8 Mar 22, 2021

First closing occurred; temporary certificate of occupancy issued; real estate tax projections updated; cellar storage and Unit 24J floor plans modified; prices changed for three units.

  • First closing of Unit 16K occurred November 13, 2020
  • Temporary certificate of occupancy issued February 4, 2021; permanent certificate not yet issued
  • Estimated cost to complete work for permanent certificate of occupancy: $14,637,676.93 as of February 12, 2021
  • Real estate tax projections updated based on new letter dated March 22, 2021
  • Cellar Storage Area floor plan modified; Storage Bins 133 and 34 resized and reconfigured
  • Prices of Units 5L, 14G and 23K changed
  • Working Capital Fund balance: $43,232.71 as of December 28, 2020
  • Reserve Fund balance: $43,233.22 as of December 28, 2020
  • Schedule A prices increased for 3 homes (median +1.2%): 5 L $1,580,000 → $1,599,000; 14 G $990,000 → $999,000; 23 K $920,000 → $950,000

Amendment 7 May 11, 2020

Units are combined and reconfigured, prices increased for multiple units, unit count reduced to 480, smoking policy restricted from terraces, and offering period extended six months.

  • Units 19H and 19J combined with hallway space into Unit 19H
  • Units 38A and 38B combined with hallway space into Unit 38A
  • Penthouse floor reconfigured into five units: PHA, PHB, PHC, PHD, PHE
  • Floor plans revised for units 5C, 5D, 24J, 29K, 30K, 31K, 37A, 45A, 53A, 54C, 55C, 56C
  • Prices increased for units 7C, 8C, 9C, 10C, 11C, 12C, 14C, 9L, 11L, 8A, 10A, 12A, 25L, 26L, 27L, 30L, 48B, 49B, 50B, 51B, 52B, 53B and all Storage Bin Licenses
  • Residential unit count updated to 480 units; interior door frames may be wood or hollow metal; radiant floor heating added to master bathrooms; Penthouse units will have electric vented dryers
  • Smoking prohibited on residential terraces; restricted to individual units only if smoke does not escape
  • Offering period extended six months from filing of this amendment
  • Schedule A prices increased for 23 homes (median +1.2%): 7 C $925,000 → $940,000; 8 A $1,190,000 → $1,205,000; 8 C $930,000 → $945,000; 9 C $930,000 → $945,000; ...

Amendment 6 Jan 6, 2020

Plan declared effective after 135 of 481 residential units (28%) sold to unrelated purchasers.

  • Plan declared effective as of January 6, 2020
  • 135 of 481 residential units have executed agreements (28%)
  • All purchasers are unrelated to sponsor, selling agent, or managing agent

Amendment 5 Nov 15, 2019

Fifth Amendment updates budget certifications, extends offering term six months, and clarifies sponsor financial obligations and title company reporting requirements.

  • Budget certifications updated by FirstService Residential New York, Inc., dated November 15, 2019
  • Offering term extended six months from filing date
  • No first closing has occurred; no condominium financial statements available
  • Sponsor's construction loan from JP Morgan Chase Bank has maximum amount of $380,600,000 with maturity date June 2, 2021
  • Sponsor current on all financial obligations including mortgage debt service payments
  • FinCEN title company reporting requirements clarified; purchaser responsible for compliance costs and delays
  • Sponsor has no financial obligations due within twelve months other than Common Charges

Amendment 4 Sep 16, 2019

Purchase prices increased for 17 residential units.

  • Unit 7C price raised to $925,000
  • Unit 8C price raised to $930,000
  • Unit 9C price raised to $930,000
  • Unit 10C price raised to $935,000
  • Unit 11C price raised to $940,000
  • Unit 12C price raised to $945,000
  • Unit 14C price raised to $950,000
  • Unit 15C price raised to $955,000
  • Schedule A prices increased for 17 homes (median +1.4%): 7 C $910,000 → $925,000; 8 C $915,000 → $930,000; 9 C $915,000 → $930,000; 10 C $920,000 → $935,000; ...

Amendment 3 Aug 22, 2019

Prices increased for 22 residential units across floors B, H, and M.

  • Unit 5B price increased to $650,000
  • Unit 6B price increased to $675,000
  • Unit 5H price increased to $655,000
  • Unit 6H price increased to $660,000
  • Unit 7H price increased to $685,000
  • Unit 8H price increased to $690,000
  • Unit 9H price increased to $680,000
  • Unit 10H price increased to $685,000
  • Schedule A prices increased for 22 homes (median +2.3%): 5 B $610,000 → $650,000; 5 H $640,000 → $655,000; 5 M $655,000 → $670,000; 6 B $645,000 → $675,000; ...

Amendment 2 Jul 1, 2019

Amendment updates budget certifications, tax disclosures for post-April 2019 purchasers, title company reporting requirements, leasing restrictions, encumbrances, and smoking policy; extends offering period by six months.

  • Budget certifications updated as of June 26, 2019
  • New York State transfer tax and mansion tax increased for purchasers with agreements after April 1, 2019
  • FinCEN title company reporting requirements for entity purchasers without external financing over $300,000
  • Leasing minimum term clarified as one year or more
  • Construction Cooperation and Right of First Offer Agreement with Next Generation Fulton LLC (dated January 11, 2017) added as permitted encumbrance
  • Smoking policy revised: permitted in individual units and private terraces only if smoke cannot escape to common areas or other units
  • No first closing has occurred; no financial statements available
  • Offering period extended six months from amendment filing

Amendment 1 May 23, 2019

Purchase prices increased for two residential units.

  • Unit 19H price increased to $2,444,422
  • Unit 19J price increased to $2,034,423
What each amendment changed, line by lineSee it free →

Fine Print

What's Specific to It

  • A wide range of homes: 481 residences from studios of about 421 square feet to four-bedrooms of about 2,983 square feet, on marketing floors 5 through PH.
  • Two amenity floors: the third floor has a pool, squash court, saunas, a treatment suite, a children's area and an outdoor deck with a spa pool. The 32nd floor adds a media room, music practice room, virtual gaming room and a private dining room with a demonstration kitchen.
  • Duplexes with big terraces: three fifth-floor duplexes (5C, 5D and 5E) come with outdoor space of about 1,000 to 1,300 square feet.
  • Valet-only parking: 150 parking spaces sold as licenses at $65,000 each. Cars are parked by attendants in any open space, not a fixed spot.
  • A non-union staff: the budget plans a non-union crew, with concierges around the clock and doormen 16 hours a day.
  • A tax step-up: first-year taxes are based on a partly built building. In year two the plan projects taxes rising from about $6.1 million to about $9.3 million for the homes, with no abatement mentioned.

11 Hoyt fills the block bounded by Hoyt Street, Livingston Street and Elm Place in Downtown Brooklyn, with its main entrance off a private motor court. Its offering plan tells you what's in the apartments, who runs the building and what it should cost to own.

Fine Print Worth Knowing

  • Taxes jump in year two: the tax consultant projects about $6.1 million for the homes in the first year, while the building is only partly assessed, and about $9.3 million in the second. A studio's monthly tax estimate rises from about $410 to about $620. The plan names no tax abatement.
  • BID charges on top: the building is in the Fulton Mall Improvement Association business improvement district. Expect a separate charge of about $0.02 to $0.05 per square foot a month on your tax bill, possibly indefinitely.
  • Sponsor control and the retail seats: the sponsor controls the board until the later of five years after the first closing or 95% of homes sold, and it can rent unsold homes instead. The Retail Unit always names two of the seven board members.
  • No resale for two years: buyers can't list or sell for 24 months after closing, or lease before closing.
  • The building next door: the tower is built above, below and beside the parcel at 1 Hoyt Street. That owner gets a light and air easement over the space between the buildings, and a right of first refusal on the Retail Unit for ten years.
  • Parking and storage limits: the garage and bins are below grade, and the plan doesn't promise they'll stay dry. You must own a home to hold a license, and the license ends if you sell without assigning it.
  • Backup power is limited: a 400 kW Kohler gas generator on the third floor runs egress lighting, fire alarms, house pumps and one elevator at a time, not the apartments.
  • Costs at closing: deposits of 10% plus 5%, transfer taxes and the mansion tax, and a $4,000 closing fee to the sponsor's counsel. The plan offers no Housing Merchant Implied Warranty.

FAQ

Does 11 Hoyt have a pool?

Yes. The third floor has a stainless steel indoor lap pool for up to 50 swimmers, next to saunas and a treatment suite. The outdoor amenities deck also has a round spa pool about 12 feet across.

Does 11 Hoyt have parking?

Yes, a valet garage on the cellar and ground floors with 150 spaces sold as licenses at $65,000 each, plus $140 a month in the first year. Attendants park cars in any open space, so you don't get a fixed spot. Only home owners can hold a license.

Why do taxes go up after the first year?

The first-year estimate assumes the building is still partly under construction for tax purposes. Once it's assessed as complete in the second year, the plan projects taxes on the homes rising about 50%, and it doesn't mention any abatement to offset that.

Where this comes from: the building's offering plan (CD180132) as filed with the New York Attorney General, including its Special Risks, Description of the Property and Improvements, the architect's Description of Property and Specifications, Schedules A, A-1 and A-2, Schedules B and B-1, and Identity of Parties. Prices are the sponsor's offering prices, not sales, and budget figures are the sponsor's first-year projections. Later amendments may change them. Updated October 2026.

Team

The plan doesn't name an interior designer; 6sqft.com reports Michaelis Boyd.

Zoning

Zoning district
C5-4
Special district
Special Downtown Brooklyn District (DB)

Today's zoning, from city data (PLUTO 26v2).

Nearby

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The Condo Book Project Are 11 Hoyt's common charges high for the area? They're in line. 11 Hoyt budgets $1.06 per square foot a month, against a $1.05 median for the 10 most similar Brooklyn plans.Schedule A Do you want to see the list of similar buildings?