305 23rd Street Condominium
305 23rd Street, Brooklyn, NY 11215
Overview
305 23rd Street is an 11-unit condo in Brooklyn, with 6 parking units.
- Offering plan: Accepted August 2020 · 335 pages · floor plans on page 7
- Finishes: Wood floors, stone kitchen countertops, paint-grade millwork cabinets, Liebherr and Bosch appliances, a washer and dryer in each apartment, Jaclo bathroom fittings and a VRF heat pump system for heating and cooling
- Prices: $1,226 a square foot on average, as first offered; $18.6 million in all
- Common charges: $467–$701 a month, the sponsor's first-year estimate
- Sponsor: 303 23rd Street Development, LLC, represented by Marans, Weisz & Newman LLC; principals Ben Igoe, Samuel Provisero and Steven Hafif
- Subway: 9-minute walk to 25 St (R); 13 minutes to Prospect Av (R)
- Amendments: 3, the latest in December 2021
- Units
- 11 residential · 6 parking
- Subway
- 9 min walk to 25 St RProspect Av R, 13 min
- Principals
- Ben Igoe, Samuel Provisero, Steven Hafif
- Average $/sf
- $1,226Homes in Schedule A, as first offered
- Common charges
- $467–$701 a monthSponsor's first-year estimate in Schedule A, September 1, 2020 - August 31, 2021
- Offering price
- $18.6 million total
- Floor plans
- Page 7 of the plan
- SubmittedDecember 2020
- AcceptedAugust 2020
- 3 amendments
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through Aug 31, 2026.
First-Year Budget
From our research: NYC Co-op and Condo Tax Abatement: Is It Worth Paying Prevailing Wage? (Board Calculator)
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Property Taxes
The plan's first-year tax estimate, checked against the city's real bills for 11 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
Amendments
Amendment 3 Dec 2, 2021
First unit closed July 30, 2021; temporary Certificate of Occupancy issued and renewed; all units sold; offering plan term extended six months.
- First unit closing took place July 30, 2021
- Temporary Certificate of Occupancy issued July 27, 2021 and renewed September 30, 2021
- $35,000.00 posted as security for permanent Certificate of Occupancy
- All 11 units sold; sponsor owns no remaining units
- Working Capital Fund holds $6,942.92; Reserve Fund holds $9,764.88
- Offering plan term extended six months from acceptance date
Amendment 2 Mar 23, 2021
Amendment updates construction timeline, revises specifications and floor plans, adjusts unit prices, and extends plan term.
- Substantial completion date moved to May 1, 2021; rescission deadline September 1, 2021 for prior purchasers, May 1, 2022 for new purchasers
- Floor plans revised: bathroom sinks now single faucet in certain units
- Six units repriced: P2 $125,000.00, P5 $125,000.00, Unit 2W $1,875,000.00, Unit 3E $1,625,000.00, Unit PHW $1,975,000.00, Unit PHE $2,100,000.00
- Building specifications updated: equipment locations, lot line windows (14 total), balcony and terrace finishes, heating systems by Mitsubishi and Trane
- Property tax projections updated for First Year of Operations in Schedule A
- Plan term extended six (6) months from amendment date
- Schedule A prices increased for 4 homes (median +2.7%): 2W $1,825,000 → $1,875,000; 3E $1,595,000 → $1,625,000; PHW $1,875,000 → $1,975,000; PHE $2,050,000 → $2,100,000
Amendment 1 Dec 3, 2020
Plan declared effective after sponsor accepted purchase agreements for two units (18% of building).
- Plan declared effective
- Term extended six (6) months from date of amendment
- Two (2) units under purchase agreements counted toward effectiveness
Team
- Sponsor
- 303 23rd Street Development, LLC
- Principals
- Ben Igoe, Samuel Provisero, Steven Hafif
- Counsel
- Marans, Weisz & Newman LLC
- Tax estimate
- Tuchman, Korngold, Weiss, Liebman & Lindemann, LLPPrepared the first-year real estate tax projection
- Construction lender
- The Bank of Princeton$15.5 million recorded
- General contractors
- Comalla Construction, MNC General ContrHeld the general construction permit on DOB job 320912571
- Interior designer
- Lisa EkleReported by architectmagazine.com
- Title agency
- Prestige Title Agency, Inc.The sponsor's title company for buyers; you can choose another · Named on p. 174
- Buyer's lenders
- Citizens Bank, Wells FargoThe sponsor's preferred mortgage lenders; you can use another · Named on p. 12
From our research: What Does a Title Agency Do, and How Do You Pick One for a NYC Condo?
Zoning
- Zoning district
- R6B
Today's zoning, from city data (PLUTO 26v2).
Nearby
- 316 22nd Street Condominiumnext door · 9 units · 2022
- 712 6th Avenue Condominiumnext door · 8 units · 2008
- 719 6th Avenue Condominiumnext door · 12 units · 6 parking · 2019
- Twenty First Street Condominiumnext door · 8 units · 2022
- 289 22nd Street Condominiumnext door · 8 units · 2023
- 688 6th Avenue Condominiumnext door · 3 units · 1 parking · 2022
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