40 Skillman Avenue Condominium
40 Skillman Avenue, Brooklyn, NY 11211
Overview
40 Skillman Avenue is a 6-unit condo in Brooklyn.
- Offering plan: Accepted June 2023 · 398 pages · floor plans on page 31
- Finishes: 10-foot ceilings, quartz kitchen countertops, walnut wood veneer cabinets, Bosch and Bertazzoni appliances, washer/dryer hook-ups and split-system units for heating and cooling
- Prices: $1,682 a square foot on average, as first offered; $13.4 million in all ($13.1 million when first offered)
- Common charges: $553–$710 a month, the sponsor's first-year estimate
- Developer: Bluefield Holdings, LLC; principals Elizabeth McDonald and Jason Blauvelt
- Sponsor: 40 Skillman Avenue LLC, represented by Rosen Law LLC
- Subway: 2-minute walk to Metropolitan Av/Lorimer St (G, L); 8 minutes to Graham Av (L)
- Amendments: 5, the latest in March 2025
- Units
- 6 residential
- Subway
- 2 min walk to Metropolitan Av/Lorimer St G LGraham Av L, 8 min
- Developer
- Bluefield Holdings, LLC
- Principals
- Elizabeth McDonald, Jason Blauvelt
- Average $/sf
- $1,682Homes in Schedule A, as first offered
- Common charges
- $553–$710 a monthSponsor's first-year estimate in Schedule A, For the Period September 1, 2023 through August 31, 2024
- Offering price
- $13.4 million total $13.1 million when first offered
- Floor plans
- Page 31 of the plan
- SubmittedOctober 2023
- AcceptedJune 2023
- 5 amendments
- First sale
- Latest sale
Units & Prices
Sales
From city records (ACRIS), through May 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 6 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 9 closing costs in the plan, with their pagesSee it free →The Building
Amendments
Amendment 5 Mar 13, 2025
Fifth amendment updates unit status, working capital fund balance, sponsor obligations, and extends the offering plan term by twelve months.
- One unsold unit remains: Unit 3B
- Working capital fund is $14,177.62 as of March 6, 2025
- Final Certificate of Occupancy issued November 8, 2024
- Sponsor aggregate monthly common charges $710.37, real estate taxes $1,459.76
- Offering plan term extended twelve months
Amendment 4 Apr 30, 2024
Fourth amendment updates post-closing status, certificates of occupancy, financial details, and revises budgets for the 2024/2025 tax year.
- First unit (3A) closed January 22, 2024; three units remain unsold (1A, 1B, 3B)
- Temporary Certificate of Occupancy issued April 3, 2024; Permanent Certificate anticipated August 2024
- $10,000 security posted for permanent certificate of occupancy
- Declaration of Condominium filed January 3, 2024 as CRFN # 2024000001516
- Working capital fund is $9,084.11 as of April 29, 2024
- Schedule A and Schedule B revised for July 1, 2024 through June 30, 2025
- Offering plan term extended six (6) months
- Schedule A prices increased for 4 homes (median +4.2%): 2A $1,799,000 → $1,875,000; 2B $1,799,000 → $1,875,000; 3A $2,399,000 → $2,449,000; 3B $2,349,000 → $2,449,000
Amendment 3 Jan 26, 2024
Amendment revises architect's report, as-built conditions, and unit measurements; extends offering plan term by six months.
- Temporary certificate of occupancy issued January 16, 2024, expires April 15, 2024
- Unit measurements revised minimally: Unit 1A to 2,144.00 sq.ft., Unit 1B to 2,084.00 sq.ft., Unit 2A to 1,228.00 sq.ft., Unit 2B to 1,208.00 sq.ft., Unit 3A to 1,623.00 sq.ft., Unit 3B to 1,601.00 sq.ft.
- Green roof system eliminated
- Ten solar photovoltaic panels and ten micro-inverters installed
- Roof terraces finished with 1.5 inch thick concrete pavers by Nikolock Paver Systems
- Roof areas use rubberoid roofing by Siplast on rigid insulation
- Offering plan term extended six months
Amendment 2 Oct 2, 2023
Second amendment declares the condominium plan effective based on one unit sold and extends the offering plan term by six months.
- Plan declared effective upon purchase of Unit 2A (one unit, 15% of total residential units)
- Offering plan term extended for six months
Amendment 1 Oct 6, 2023
Offering prices for four of six residential units increased.
- Unit 2A price raised to $1,875,000
- Unit 2B price raised to $1,875,000
- Unit 3A price raised to $2,449,000
- Unit 3B price raised to $2,449,000
- Schedule A updated to reflect new prices
Team
- Sponsor
- 40 Skillman Avenue LLC
- Developer
- Bluefield Holdings, LLC
- Principals
- Elizabeth McDonald, Jason Blauvelt
- Counsel
- Rosen Law LLC
- Tax estimate
- Rosen Law LLCPrepared the first-year real estate tax projection
- Construction lender
- Midfirst Bank
- Title agency
- Regal Title Agency, Inc.The sponsor's title company for buyers; you can choose another · Agent for First American Title Insurance Company · Named on p. 90
- Buyer's lender
- TD BankThe sponsor's preferred mortgage lender; you can use another, though the mortgage contingency is offered through the sponsor's lender · Named on p. 18
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
- 38 Skillman Avenue Condominiumnext door · 3 units · 2024
- 605 Lorimer Street Condominiumnext door · 7 units · 2023
- 30 Skillman Avenue Condominiumnext door · 7 units · 2023
- 25 Conselyea Street Condominiumnext door · 2 units · 2024
- 21 Conselyea Street Condominiumnext door · 3 units · 2026
- 630 Lorimer Street Condominiumnext door · 6 units · 2016
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